HomeMy WebLinkAboutS01-Planning
CITY OF SAN BER~RDINO - REQUEST ~R COUNCIL ACTION
From: Brad L. Kilger
Director of Planning
Oept: Planning
Oate: January 30, 1989
Subject: Appeal of Certain Conditions of
Approval for Tentative Tract No.
14110 and Conditional Use Permit
No. 88-46, vfuispering Glen at
Southpointe
Mayor and Common Council Meeting
February 6, 1989, 2:00 p.m.
Synopsis of Previous Council action:
*
*
No previous Council Action.
Planning Commission conditionally approved Tentative Tract Vo. 14110 and
Conditional Use Permit No. 88-46 on January lJ, 1989, by a 5 to 2 vote.
Recommended motion:
MAYOR AND COUNCIL OPrIONS
'Ihat the hearing be closed; that the appeal be denied; that Tentative Tract No. 14110 and
Conditional Use Permit No. 88-46 be approved subject to the Findings of Fact, Conditions of
Approval and Standard Requirerrents contained in the January 10, 1989 staff report to the Plan-
ning Ccmnission; and, that the Mayor and Council accept the previous 1980 Cooley Ranch East
EIR and 1981 Supp1errent to the EIR and certify the 1988 Traffic Supplerrent to the EIR. (Sup-
ports Planning Comnission' s Action taken on January 10, 1989 by a 5 to 2 vote.)
or
That the hearing be closed; that the appeal be upheld; that Tentative Tract No. 14110 and Con-
ditional Use Permit No. 88-46 be approved subject to the Findings of Fact, Conditions of Ap-
proval and Standard Requirerrents contained in the January 10, 1989 staff report with the ex-
ception of the deletion of Condition 6 (b) concerning recreation arrenities, the revision of Fe-
quirerrent 8 so that the minim.Jm front setback is 15 feet, the revision of Fequirerrent 6 to al-
Iowa minimum lot depth of 76 feet, and the deletion of Requirerrent 7, also concerning lot
depth; and, that the Mayor and Council accept the previous 1980 Cooley Ranch East EIR and 1981
Supp1errent to the EIR and Certify the 1988 Traffic Supplerrent to the EIR. (Supports JI.ppli-
cants Request.)
NOTE: The r.:''1.yor and Council could also uphold a portion of the appeal request by accepting,
denying or revising any of the appealed conditions or requirerrents.
Con tact person:
d L
Phone: 384-5357
Supporting data attached: Staf f
Ward: 3
FUNDING REQUIREMENTS:
Amount: N / 1>.
Source: (Acct. No.)
(Acct. Descriotion I
Finance:
Council Notes:
AQenda Item N~
CITY OF SAN BERNQlDINO - REQUEST ~ COUNCIL ACTION
STAFF REPORT
SUBJECT: Appeal of certain Conditions of Approval for
Tentative Tract No. 14110 and Conditional Use
Permit No. 88-46
Whispering Glen at South pointe
Mayor and Council meeting of February 6, 1989
REOUEST
The developer, Century Homes, is appealing certain Conditions
of Approval, and is requesting that these certain conditions
be deleted or revised.
BACKGROUND
Tentative Tract No. 14110 and Conditional Use Permit No. 88-
46 is a project for the development of 115 dwelling units,
small lot subdivision located south of Commercial Road, north
of Harwick Drive and west of Foxcraft Lane in the South
pointe area. The proposal requires approval of a Conditional
Use Permit because the project was submitted as a Planned
Residential Development.
On January 10, 1989, the Planning Commission by a 5 to 2
vote, conditionally approved the project. The project is
consistent with the IPD and the land use designation of RU,
Residential Urban, which allows for a maximum density of nine
dwelling units per net acre and a minimum lot size of 5,000
square feet in that this project has a density of 6.2 dwel-
ling units per net acre. On December 1, 1988, the Environ-
mental Review Committee found that the project may have a
significant effect on the environment and proposed that a
previous Environmental Impact Report and Supplement be used;
and, to certify that the supplemental traffic study which in
combination have determined mitigation measures that would
reduce the impacts on the environment.
The project area was earlier approved for 252 townhouses at a
density of 9.2 dwelling units per gross acre in 1980, and
later in 1984 the project was revised to consist of 222 small
lots, dwelling units with a minimum lot size of 1,700 square
feet. That 1984 proposal was withdrawn in November of 1984.
There are three Conditions of Approval or requirements that
Century Homes is appealing.
Condition
condition
includes:
No. 6b
requires
Active Recreation Amenities This
a revised site plan to be submitted which
"The prov~s~on of recreational open space and amenities
encompassing a minimum of 20,000 square feet in size
(about 4 lots) and provides for the following:
1. A pool with a minimum length of 25 feet;
75-0264
""
Appeal of certain~onditions of Approval
No. 14110 and Conditional Use Permit No.
Mayor and Council meeting of February 6,
Page 2
.r-...~,
for-rentative Tract
88-46
1989
2. A restroom and changing facility;
3. A combination basketball/volleyball court; and,
4. A bar-b-que area."
The appellant's position is that this active open space is
not needed, and sited testimony given before the Commission
from residents in the existing similar and adjacent develop-
ment that such amenities were not used by a majority of the
residents; that the cost of maintenance and insurance is high
($30-$40 a month); and, that the proposed passive park
satisfies the intent of the open space and amenity require-
ments of the Planned Residential Development, Title 19, City
Code requirements.
The project is required by city Code to provide for 25% open,
recreational space; that this recreational area be centrally
located; and that active amenities be provided. These
requirements were not met in the proposal. Approximately 18%
of passive open space is provided. At the Development Review
Committee meeting, the Committee recommended to the Planning
commission that the project be conditioned to require what
the City Code stipulates, and, after testimony and consider-
ation, the planning commission concurred with the DRC's
recommendation.
standard Requirement No. 8 Front Setback width This
requirement is to maintain a front setback width of 18 feet.
The appellant's position is that they would like
quirement to be revised so that the front setback
reduced to 15 feet in an effort to balance front
yards. Roll-up garage doors are being proposed as a
tion for reducing the setback.
this re-
width is
and rear
mitiga-
The City Code specifically allows for flexibility in setback
requirements. The Tentative Tract originally proposed the
minimum 18 feet as the front setback; and, that length is the
normal standard for a driveway length in front of a garage,
so that a parked vehicle would not block or interfere with
sidewalk pedestrian movement.
Standard Requirement No. 6 and 7 - Minimum Lot Depth. These
requirements are to maintain a minimum lot depth of 80 feet
on normal lots and 85 feet on lots occurring on the bulb of
the cul-de-sac.
The appellant's position is that 76 feet is acceptable and
necessary to ensure the best overall project. They request
that requirement six be revised to allow minimum lot depth of
76 feet and that requirement seven be deleted.
The City Code specifically allows for design flexibility in
minimum lot depth. Thirty-eight dwelling units or 33% of the
-""."""\
Appeal of Certain~onditions of Approval fo~entative Tract
No. 14110 and Conditional Use Permit No. 88-46
Mayor and Council meeting of February 6, 1989
Page 3
projects total number of units average 58'4" in length. If
those units were proposed to be on a 76 foot lot, the balance
of 17'8" for both front and rear yards is not adequate. A 40%
lot coverage ratio is reached for nine of the lots. A review
effort was made to have a minimum of 18 foot front yard and
10 foot minimum rear yard and still allow for the largest
2,000 square foot home proposed. This could be accomplished
with a lot 85 feet in depth. Many people would not consider
that a ten foot rear yard to be acceptable.
MAYOR AND COUNCIL OPTIONS
That the hearing be closed; that the appeal be denied; that
Tentative Tract No. 14110 and Conditional Use Permit No. 88-
46 be approved subject to the Findings of Fact, Conditions of
Approval and Standard Requirements contained in the January
10, 1989 staff report to the Planning commission; and, that
the Mayor and council accept the previous 1980 Cooley Ranch
East EIR and 1981 Supplement to the EIR and certify the 1988
Traffic Supplement to the EIR. (Supports Planning Commis-
sion's Action taken on January 10, 1989 by a 5 to 2 vote.)
or
That the hearing be closed; that the appeal be upheld; that
Tentative Tract No. 14110 and Conditional Use Permit No. 88-
46 be approved subject to the Findings of Fact, Conditions of
Approval and Standard Requirements contained in the January
10, 1989 staff report with the exception of the deletion of
Condition 6(b) concerning recreation amenities, the revision
of Requirement 8 so that the minimum front setback is 15
feet, the revision of Requirement 6 to allow a minimum lot
depth of 76 feet, and the deletion of Requirement 7, also
concerning lot depth; and, that the Mayor and Council accept
the previous 1980 cooley Ranch East EIR and 1981 Supplement
to the EIR and Certify the 1988 Traffic Supplement to the
EIR. (Supports Applicants Request.)
NOTE:
The Mayor and Council could also uphold a portion
of the appeal request by accepting, denying or
revising any of the appealed conditions or require-
ments.
Prepared by:
John E. Montgomery, AICP
Principle Planner
For Brad L. Kilger, Director of Planning
~ """'
Appeal of certai~onditions of Approval for~entative Tract
No. 14110 and Conditional Use Permit No. 88-46
Mayor and Council meeting of February 6, 1989
Page 4
Attachments:
A - Letter of Appeal
B - statement of Official Planning Commission
Action
C - 1/10/89 Staff Report to Planning Commission
MISC:COUNClLAPPEAL
~CE NTU RvHoM ES
FOR THE HO.\lE OF '-OCR LIFE'
"H.-'
January 19, 1989
RE: Tract 14110 - C.U.P. ~88-46, wnispering Glen @ Southpointe
~ :;g
rn
C')
rn
c- <:
~ m
='
l:5 I
("")
-<
:p (""l
0:1 r
~ rn
;0
N -:Ie
Ci ty of San Bernardino
Planning Department
300 North "D" Street, 3rd Floor
San Bernardino, CA 92412
Gentlemen,
On January 10, 1989, the Planning Commission approved item #7 with conditions,
which reduced our proposal of 115 lot subdivision to 111 lot subdivions with an
active recreational area.
By this letter, we are herein requesting that our appeal be placed on the
agenda for the next scheduled City Council meeting to be held in February for
the following reasons.
1. Condition 6 b. on page 15 necessitates the formation of a second assessment
district which we feel is inappropriate based on the tesimony before the
Planning Commission. Residents of an existing similar and adjacent development
testified that such active recreational facilities were used by only about 5%
of the residents and that all were assessed $30 - $40 monthly for insurance and
maintenance. We would like condition 6 b. dropped.
Testimony by local residents verified the need for additional passive open
space. We feel that the proposed park site as shown on Plan A provides a
substantial benefit to 'all residents of the area which appears to satisfy the
intent of the open space requirement. Plan A as submitted provides about. 17.6%
open space (gross). Testimony indicated that the previous developments in t.he
Southpointe area had provided an average of 18.7% open space gross.
2. Item 8 on page 38 specifically requires an 18 foot front. set back. We
request. that t.he front set back be reduced t.o 15' so that front and rear yards
are balanced to the maximum possible extent. Testimony by area residents with
similarly small existing lots respectfully request that condition 8 be revised
to read a minimum of 15 feet., as a consideraton for 15 feet set backs we are
proposing roll up doors.
3. Items 6 and 7 on pages 37 and 38 rest.rict overall lot depth apparently
based on the preferred plan minimum dimensions. We feel t.hat there are several
potential problem areas which may be best designed with lot depths as low as 76
feet (see lots 93 and 94 on Plan A). A 76 foot. deep lot would allow for a lmit.
4 (47 feet deep) ,;ith front. and rear setbacks of 15 and 14 feet respectively.
We feel that this would be a reasonable configurat.ion and that it is essential
to maintain design flexibility to ensure the best possible overall project. We
request that condition 6 be revised to allow a minimum lot dept.h of 76 feet and
that condition 7 be deleted.
6867 Airport Drive. Bldg. 100. Riverside. CA 92504
P.O. Box 8110. San Bernardino. CA 92412
714/354-7511 . 714/37()'3001 . FAX 714/354-0347
'"'"'
....<>.....
'-'
~
we regret t.he need to request this appeal, however we feel '"et;." stron~ly that
the costs both initial and long term greatl," outweigh the benefits to future
residents of the required active open space. we feel that given a choice,
buyers of single family homes ,.ill avoid projects with the added eA~nse and
liability of an additional homeowner's association. we also strongly feel that
the request to reduce some set backs to 15 feet will balance the front and rear
yards.
we have enclosed the $75.00 filing fee as required.
If you should have any quest.ions regarding the above information, please
contact the undrsigned.
Yours Truly,
RPF: Is
encl: Check #4800
....,. -
"-'" ~
city of San Bernardino
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
PROJECT
Number:
Tentative Tract No. 14110 and Conditional Use
Permit No. 88-46
Applicant:
Century Homes
ACTION
Meeting ,Date: January 10, 1989
X Approved Adoption of Negative Declaration and
Request Subject to the following Conditions
and Standard Requirements (Attachment A).
Denied.
Other.
FINDINGS OF FACT
1. The requested subdivision is consistent with the Interim
Policy Document adopted by the Mayor & Council on May
23, 1988 and amended on June 6, 1988 and August 1, 1988,
and approved by the State Office of Planning & Research
on June 9, 1988 which designates the site as RU,
Residential Urban and requires a minimum lot size of
5,000 square feet.
2. The map design, as conditioned, meets the requirements
of the City's Subdivision Ordinance (Title 18) and the
city's Zoning Code (Title 19) in that the Interim Policy
Document allows for small lot subdivisions with a
minimum lot size of 5,000 square feet and the PRD Zone
District allows for flexibility in development
standards.
3. The shape and gradual slope of the site is suitable for
a small-lot, 5,000 square-foot lot, Planned Residential
development.
4. The design of the subdivision and proposed improvements
are not likely to cause substantial environmental damage
or cause serious public health problems in that
development will occur according to the conditions of
approval and standard requirements contained in this
report.
5. All proposed streets meet the m~n~mum requirements of
the Department of Public Works for street improvements.
6.
The design of the
easements acquired
subdivision will not conflict with
by the public at large for access
,,",,,,
Ci ty of San Berna~.Lno ,-,'
STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION
Tentative Tract No. 14110 and Conditional Use Permit 88-46
Page 2
through or use of property within the proposed
subdivision in that Southern California Edison has
stated that it will not interfere with any of their
easements and no other public agency has stated comments
regarding required easements.
7. The discharge of waste from the proposed subdivision
into the existing community sewer system will not result
in violation of existing requirements prescribed by the
California Regional Water Quality Control Board (WQCB)
pursuant to Division 7 (commencing with section 13000)
in that no comments were received from California
Regional WQCB.
8. The requested subdivision is consistent with the Interim
Policy Document adopted by the Mayor & Council on May
23, 2988 and amended on June 6, 1988 and August 1, 1988
and approved by the State Office of Planning & Research
on June 9, 1988 which designates the site as RU,
Residential Urban and requires a minimum lot size of
5,000 square feet.
9. The proposed use will not adversely affect the adjoining
land uses and the growth and development of the area in
which it is to be located in that the proposed project
is compatible with the surrounding residential and open
space land uses and is separated from the commercial
area to the north by a road and an existing block wall.
10. The size and shape of the site proposed for the use is
adequate to allow the full development of the proposed
use in a manner not detrimental to the particular area
nor to the peace, health, safety and general welfare in
that development will occur according to the conditions
of approval and standard requirements contained in this
report.
11. The traffic generated by the proposed use will not
impose an undue burden upon the streets and highways
designed and improved to carry the traffic in the area,
in that the developer has been conditioned to contribute
$25,000 to the future installation of a traffic light at
the intersection of Hunts/Heritage/Cooley Lanes.
Adequate parking has been provided by the design of 2 or
3 car garages per dwelling unit plus on-street visitor
parking.
12. The granting of the Conditional Use Permit under the
conditions imposed will not be detrimental to the peace,
health and safety and general welfare of the citizens of
the city of San Bernardino in that the project, as
conditioned provides adequate leisure space and a safe
circulation system.
""
City of San Berna~~no
STATEMENT OF OFFICIAL PLANNING COMMISSION
Tentative Tract No. 14110 and Conditional
Page 3
....""...
-.,../
ACTION
Use Permit
88-46
13. The Planning Department has investigated whether the
land use project identified in Tentative Tract No. 14110
and conditional Use Permit No. 88-46 application is
consistent with the land use designations and policies
in the Preferred Land Use Alternative Map and the
Interim Policy Document. The proposed land use project
is consistent with the Interim Policy Document adopted
by the Mayor and Common Council on May 23, 1988, amended
on June 6, 1988, and approved by the state Office of
Planning and Research on June 9, 1988 in that the
Document and Map designates the proposed site for RU,
Residential Urban use which includes Planned residential
developments and small lot subdivisions with 5,000
square foot minimum lots.
CONDITIONS OF APPROVAL
This project is approved subject to Plot Plan B and the
Conditions and standard Requirements contained in Attachment
A.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Brown, Cole, Corona, Lopez, Stone
Nierman, Sharp
None
Lindseth
I, hereby, certify that
accurately reflects the
Commission of the City of
/ ./----=:2~ __
/ Signature
Br . Kilger, Director of Planning'
Name and Title
this Statement of Official Action
final determination of the Planning
S n B ardino.
/
/mkf
PCAGENDA:
PCACTION
,.'""~""
ATTACHl'1ENT A
,,",,,
-
-.-I
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
7
1/10/89
3
l&J
~
o
&
APPLICANT' Century Homes
6867 Airport Drive,B1dg.10
Riverside, CA 92504
OWNER Dunn Delaware Corp
c/o Biddle Dev. Corp.
41 ~orporate Place, Ste.25
Tentative Tract No. 14110
Conditional Use Permit 88-46
tii
ILl
::)
(J
....
II:
......
4 The site is an irregularly-shaped parcel of land consisting
~ of 27.30 acres located south of Commercial Road, north of
4 I ~arwick Drive and west of Foxcroft Lane in the South pointe
larea.
Applicant requests approval of a lIS-unit small-lot subdivision
Tentative Tract and a Conditional Use Permit as a PRO with
4.75 acres of open space.
PROPERTY
EXISTING
LAND USE
ZONING
IPn
DESIGNATION
South
East
West
Public Park
Vacant
Open Space/Sgle.
ami1 Residential
PRO 12 u/ac.
Ml-A, Limited
Lgt.lndustrial
"0", Open
PRD 24 u/ac.
PRO 6 u/ac.
RU, Res.Urban
MU-l,S.Pointe,Mixed
Use
PP, Public Park
RMH, Res.Med.nigh
PP, Public Park &
RU Res.Med.Hi h
subject
North
Vacant
Vacant
GEOLOGIC / SEISMIC IZl YES FLOOD HAZARD lOIYES IZlZONE A ( SEWERS &J YES )
HAZARD ZONE DNO ZONE ONO OZONE B ONO
HIGH FIRE DYES AIRPORT NOISE / DYES REDEVELOPMENT DYES
HAZARD ZONE !Xl NO CRASH ZONE lO!l NO PROJECT AREA lOINO
-' o NOT o POTENTIAL SIGNI F ICANT Z fil APPROVAL
~ APPLICABLE EFFECTS 0
WITH MITIGATING - fXl
Zen MEASURES NO E.I.R. ti CONDITIONS
1LIe!) o EXEMPT XXEI.R. REQUIRED BUT NO ....0 0
::EZ ....ffi DENIAL
Z- SIGNIFICANT EFFECTS
00 WITH MITIGATING j!::E 0 CONTINUANCE TO
a:Z MEASURES en::E
::;U: 0
Z DNO o SIGNIFICANT EFFECTS 0
ILl
l&J SIGNIFICANT SEE ATTACHED E. R C. a:
EFFECTS MINUTES
NOV. 1981 REVISED JULY 1912
SKY
.--
.~
Attachment lien
.....,
'-'
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 14110 & CUP 88-4
CONDITIONS
7
1/10/89
lq
.....
AGENDA ITEM
HEARING DATE
PAGE
1. No structures shall be constructed within the earthquake
fault setback zone as defined in the Cooley Ranch East
EIR (Westec Services, 1980).
2. Grading and special foundation designs shall be used to
minimize differential settlement of shallow sediments
and compensate for upper foundation soils potential for
expansion including the following:
a.
standard wood frame construction in
state-of-the-art seismic building
utilized.
compliance with
codes shall be
b.
Flexible joints shall be
lines enter structures
structures.
provided wherever
and at corners
utility
of the
c. All water heaters shall be attached to the frame of
the building in such a manner that they cannot be
torn from the foundation or overturned during an
earthquake of design intensity.
d. Areas of compressible soils underlain by peat shall
be excavated and replaced with suitable compacted
soils where structures are proposed.
e. Drainage shall be direct~d and maintained away from
structures and into the storm drain system.
3. During the construction phase careful practices to
decrease the generation of fugitive dust shall be
observed, including watering as needed, performing major
grading in spring when soil moisture is up and enforcing
a 10mph speed limit in the construction areas.
4. The houses shall be designed to be energy efficient and
employ passive solar system with options for active
solar energy use.
5.
structures shall be designed
an interior noise level of
following:
a. Glazing upgrades to 1/8 inch and 3/16 inch glass.
and engineered to achieve
45db CNEL, including the
.....
.
-
'wi
-,
-
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 14110 & CUP BB-,6
CONDITIONS
AGENDA ITEM 7
HEARING DATE 1/10~B9
PAGE 1
b.
Special ventilator
designs.
baffles and exhaust
duct
c.
Exterior building shells
engineered to sufficiently
future noise inputs.
to be
reduce
acoustically
anticipated
6.
A revised site plan shall be submitted to the
Department, prior to submittal for Plan Check
which includes:
Planning
approval,
a.
The relocation of
location of the
with Street "E".
Street "A" to the approximate
current lot 59 and in alignment
b. The provision of a recreational open space and
amenities which is a minimum of 20,000 square feet
in size (approximately 4 lots) and provides the
following:
1. Pool with a minimum length of 25 feet.
2. A restroom and changing facility.
3. A combination basket ball/volley ball court.
4. Bar-b-que area.
7. The developer shall deposit $25,000 with the city's
Public Works Department as a contribution to the
signalization of the Hunts/Heritage/Cooley intersection.
B. The developer shall include a clause in the project's
Covenants, Conditions and Restrictions that prohibits
the parking of recreational vehicles within the project
area.
:cms
pca.tt141l0C
l2/2B/88
,
\..
-
"'""',
'-'
"'"
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 14110 & CUP 88- 6
CONDITIONS
AGENDA ITEM 7
HEARING DATE 1/10~89
PAGE 1
STANDARD CONDITIONS
9.
x
10.
x
11.
x
12.
x
13.
x
Minor amendments to the plan shall be subject to approval by
the Director of Planning. An increase of more than 10
percent of the square footage or a significant change in the
approved concept shall be subject to (Planning Commission)
(Development Review Committee) review and approval.
Construction shall be in substantial conformance with the
plans approved by the Development Review Committee, Planning
Commission or Director of Planning.
Four sets of Landscape Plans, along with the
shall be submitted to the Enaineerina
processing. No grading permits will be
approval of landscape plans.
At all times the business will be operated in a manner which
does not produce obnoxious noise, vibration, odor, dust,
smoke, glare, or other nuisance.
appropriate fee,
DeDartment for
issued prior to
Subject to the Conditions of the Department of Parks and
Recreation (attached).
In the event that this approval is legally challenged, the
city will promptly notify the applicant of any claim or
action and will cooperate fully in the defense of the matter.
Once notified, the applicant agrees to defend, indemnify, and
hold harmless the City, its officers, agents and employees
from any claim, action, or proceeding against the City of San
Bernardino. The applicant further agrees to reimburse the
City of any costs and attorneys' fees which the City may be
required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his
obligation under this condition.
A sign program for the multi-tenant commercial/industrial
center shall be approved by the Planning Department prior to
issuance of Certificate of Occupancy.
csj/8-3-88
DOC: PCAGENDA
STNDCONDITIONS
~
"""
"'"
~
,
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP 88-1
STANDARD
\...
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
17
,
10. a.Lot "A" is acceptable as dedicated park land. Actual site design and
use intent of Lot "A" will be dicided by Parks Department.
b.Actual development of Lot "A" will be accomplished using current
Parks Department standards.
c.Lots "B", "C", "0", "E", "F", will not be dedicated as Park land.
d.To ensure the perpetual maintenance of lots "B", "C", "D","E", "F",
said lots need to be placed into the existing homeowners master
maintenance association or be placed into a landscape maintenance
assessment district. If placed into an assessment district,
development will be required to meet current assessment district
standards (see attached).
e.Contact Parks Department for current street tree requirements for
the whole project.
f.Comply with attached procedure and policy for landscape and
irrigation
g.Interior trail/walkway concept to connect with park is desired.
\..
~
""""I
...
1915 sky
P.18
...~,
'.....
"-.;
'-'
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
LANDSCAPING (Residential and Multi Unit)
A. Landscape Plan
Four (4) copies of a master landscape plan shall be submitted to the
Public Works/Engineering Department for review and approval by the
Planning Department and Parks, Recreation and Community Services De-
partment staff. The plan shall meet the standards and guidelines
established in the Procedure and Polic for Landsca in and Irri ation.
The plan shall include, ut not be imite to, t e 0 OWlng:
1. Size, type, and location of plant material proposed.
2. Irrigation plan.
3. Such other alternate plants, materials and design concepts as may
be proposed.
4. Name and address of owner, address of property, name, address and
phone number of plan preparer.
5. Erosion control plans (where necessary or specified) will be reviewed
by all departments with the primary responsibility with Public Works/
Engineering.
B. Street Trees
Tree varieties and exact locations will be determined prior to planting
by the Director of the Parks, Recreation and Community Services Depart-
ment or his/her des"ignee. A minimum of one-inch caliper/IS gallon (24"
box specimen preferred), multibranched trees shall be planted within the
public parkway right-of-way for each of the following types of lots, at
a minimum of 30 feet on center: consideration to be given to site, access,
utilities, etc.
1. Cul-de-sac lot -- one tree;
2. Interior lot -- two trees;
3. Corner lot -- three trees.
C. Maintenance of Landscape Areas
The maintenance of landscape area and street trees shall be the respon-
sibility of the developer with the transfer to individual owner.
,.",""
^""'.
'-'
P. 19
'-"
,
......
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
SLOPE AREAS
A. Landscaping of Slope Areas
To protect against damage by erosion and negative visual impact,
surfaces of all cut slopes more than five feet in height and fill
slopes more than three feet in height shall be protected by planting
with grass or ground cover plants. Slopes exceeding 15 feet in
vertical height shall also be planted with shrubs spaced at not to
exceed 10 feet on centers; or trees, spaced at not to exceed 20 feet
on centers; or a combination of shrubs and trees as cover plants.
The plants selected and planting methods used shall be suitable for
the soil and climatic conditions of the site:
Trees 10%, 15 gallon, 40%, 5 gallon, 50%, 1 gallon.
Shrubs 20%, 5 gallon, 80%, 1 gallon.
Ground cover 100% coverage. Planted per nursery standard for each
species.
Slopes required to be planted shall be provided with an irrigation
system approved by the Parks, Recreation and Community Services De-
pa rtment.
B. Maintenance of Landscaped Areas
The maintenance of graded slopes and landscaped areas shall be the
responsibility of the developer until the transfer to individual
ownership.
C. Erosion Control
All grading and drainage facilities, including erosion control planting
of graded slopes, shall be done in accordance with a grading plan
approved by Public Works/Engineering. A grading permit shall be ob-
tained prior to any grading being done. Procedure and Policy of
Public Works/Engineering.
;P_.........
'-'
--,
-'
P.20
CI'lY OF SAN BERWlDlNO
DEE'1\RIMENl'S OF
PARKS, Ra::RFATI~ AND cnMJNI'lY SERlTICES
PI.r.NNING DEE'ARIMENT
.-."
PK..UlAlRE
AND
POLICY
FOR
lANDSCAPING AND IRRIGA.TI~
ASSESEMENl' DISTRICTS
JANUARY, 1988
#~
''''';
,....,
P.21
--
ASSESSMENT DISTRICTS - IRRIGM'Irn , ~ ~
IRRIGM'Irn
1. Separate water lreter for the irrigation shall be required.
2. Separate electric lreter for the irrigation oontrollers shall be required.
3. Va1con II M.P.C. controllers, with water miser feature, shall be used.
Said oontrollers shall be enclosed in a "Ia Max" enclosure fran the
Valoon Carpany.
4. "Pain Guard" units fran the Hydro Visor Catpany shall be installed at
each oontroller.
5. Valoon Hi-Flow series, renote control valves, in lln3'le pattern shall be
used.
6. All irrigation sprinklers in planter areas am soall turf areas shall
be Pain Bird 1800 series with M.P.R., &-12 nozzles (Q-H-F).
7. All irrigation sprinklers in medil.'lll areas shall be '!bro, Super 600 C.
8. All irrigation sprinklers in large turf areas shall be 'lhcrrpson heads
with robber covers.
9. All sprinklers used shall be "~up" type.
10. All irrigation sprinklers shall be on triple swing joints.
. .
11. All pipe 2" am larger shall be class 315 P.V.C., all pipe 1~" an'!
smaller shall be P.V.C. sch. 40.
12. Rain Bird 3/4" quick coupler valves shall be installed every 100'
in round plastic valve boxes.
-.
I..l\NDOCAPE
1. Specific infoDllation on street trees am plant naterial will depend on
project location. Contact City Parks Division for further infoDllation.
2. Mi.niIIIllm plant sizes shall be as follows:
Trees:
A. <:pen recreation areas - 24" box
B. Street trees - All 24" box or 25% of total arrcunt 24" the rest 15
gallon
Shrubs :
A. Even canbination of 15 gallon an'! 5 gallon sizes
'l\1rfgrass:
A. Setback areas shall be sod
B. Open recreation areas shall be hydro seeded
.'
,....,.
, ,
-
.......,
--
P.22
GroundoaYer:
A. Intent shall be total OOIIerllge at maturity
lC1'E: Intent and purpose of said plant sizes are to CCIlplete a dense and
mature appear~ 1andsc"P"'.
3. A CCIlplete soil test with l.......'"o::iV3ations shall be required. Saltple
results and recc.rrrneOOations shall be 00 the landscape plans and shall
be adhered to. 'lhree (3) oopies of said sanple reports shall be
provided with the final landscape plans.
4 . Setback areas shall be bexmed rot to exceed 3: 1 slope. Said beIIning
shall be oont:i.nuoo.s in shape and form.
5. Planter areas shall be a mi.niItun of four feet (4') wide.
6. Concrete curb~ shall enclose all planter areas.
7. 6" concrete nDWStrips shall separate all turf areas fran shrub areas.
B. 6" concrete JlDW5trips shall separate assessnent district fran private
landscap~ .
omER
1. 'lbe follo.vin:J information shall be listed in the sheet index and shall
be referenced in the plans on a separate sheet.
A. City of San Bernardin:> irrigation section for Assessnent Districts.
B. City of San Bernardino Assessnent Districts Maintenance Period.
1"""'",
~ DImucTS - ~ ~
P.23
MIUNl'ENAOCE
All areas 1ardscaped by the contractor \U'der this project shall be maintained
by him for a period of not less than one (1) year fran the date of written
acoeptanoe for start of maintenance, (365 days).
A. Start of Maintenance Period
1. Maintenance period shall not start until all elesrents of the project
are oatpleted in aooordanoe with the contract dcx:I.IreIts. Projects
will not be segnented into phases.
2. ~ to rE!llDte controllers shall be established orior to the
beginning of the maintenance period. -
3. '!he maintenance period for the job shall not begin until after the
first ~ of the turf area. New turf shall not be mowed until
attaining a mininun height of lis inches. M:lw at lis inch height
usin] a rotary nower equiwed with a prcperly sharpened blade.
Notify the Parks Division representative 24 OOurs prior to this
1lCWing, who will make an inspection.
4. Written acceptance of the larrlscape architect arrl the City Il1.ISt be
obtained prior to the beginnin] of the maintenance period. Said
letters shall be given to the Parks Division arrl shall be on file.
5. If the project maintenance fails to continuously rooet standards
required for start of maintenance, the maintenance period will be
suspended arrl will not conti.I)ue until cootractor has corrected all
deficiencies.
6. Contractor shall post a bond or cash in the anount agreed upon with
the Engineerin] . Division/SUbdivisions. Said JIOmes are to guarantee
the repair or replacement of any deficiencies in the irrigation,
larrlscape arrl hard surfaces at the end of the one (1) year (365 days)
miantenance period.
7. Contractor shall sul:mi t carpleted as-built drawings which shall be
in the form of one (1) mylar reproducible arrl bIo (2) blue line
copies. 1lctual sul:mittal shall be made to the City's representative.
Said drawings shall encarpass all irrigation, landscape arrl hard
surfaces.
8. Parks Division representative shall be the sole decidin] party. regarding
all acceptance itans. for start of maintenance period.
B. I>.lrin] Maintenance Period
1. Contractor arrl/or designee shall contact City's representative on
the first M:)nday of each JIOnth during the one (1) year (365 days)
maintenance period. Contact shall be by telephone or other means
if pre-arranged. Purpose of contact is to review the status of the
.-,
'-" .-J
project, (ma1.ntenanoe district portions only). It shall also be
the responsibility of the oontractor arvl/or designee to leave a
blsiness address and telephone runber with the City's representative.
""
P.24
2. Im'in] the 1lBi.ntenance period proII'ide all waterin], ,Ie e din;, fertiliz-
in], cultivatin] am sprayin] necessary to keep the plants and turf
in a healthy ~ oondition am to keep the planted areas neat,
edged and attractive. All trees and shrubs shall be pinched and
pruned as necessary to encourage new growth and to eliminate rank
sucker growth. Old wilted flowers and dead foliage shall be
innEdiately pinched or cut off. [b I'X) IlBjor tree prunin;J without
proper awroval of the City.
3. After plantin,J and durin] the maintenance period, in the event
that trees exhibit iron chlorosis synptans, awly FE 138 Geigy
or equivalent at manufacturer's reocmnended rates.
4. Im'ing the llBintenance period, should the appearance of any plant
irrlicate weakness, that plant shall be replaced inmediately with a
new healthy plant. At the end of the llBintenance period, all plant
IlBterialS shall be in a healthy, ~ oondition and spaced as
irrlicated on the plans.
5. Lawns shall be rotary nowed at a 11:; inch cut, mi.niroum weekly.
Tri.nrni.ng and edging shall be done in "m:1.N" days.
6. Damage to plantin] areas shall be repaired inmediately and throughout
the maintenance period.
.,
7. llny planting areas that do rot show a pratpt establishment of plant
material shall be replanted at lo-day interVals \U1til accepted by
the City's representative.
8. Miscellaneous Maintenance It:ans:
A. Depressions caused by vehicles, bicycles or foot traffic shall
be filled and leveled. Replant damaged areas.
B. ExteIlllinate gophers, squirrels and rroles, and repair damage as above.
C. 'lhe postplant fertilizin] will oonsist primarily of a nitrogen
only fertilizer program. Beginning approximately 30 days after
plantin,J, amronil.lll sulfate shall be applied at the rate of 5 pouOOs
per 1,000 square feet on a rronthly basis.
D. Irrigation shall oonsidere soil, exposure, day and night teftpera-
tures and sprinkler output. Conservation of water is a must.
9. Debris and trash shall be ratOlTed fran the site weekly at a mi.niroum.
10. 'nlroughout the maintenance period, all plants shall be maintained in
a disease and pest free condition. A licensed pest oontrol operator
shall be reatined by the oontractor to apply all pesticides. Pesticide
recamerrlations shall be made by a licensed pest oontrol advisor.
;".~'
-,
v
P.25
"""'
C. End of Maint.eMnoe
1. On OCIIpletion of the one (1) year (365 days) maintenance period
the City's representative will inspect the project. Notify the
City's representative 24 hours prior to said inspection. 'n1e
contractor ari1/or designee shall be present during inspection.
2. ConfUinatioo that the City has received all sutmi.ttals ari1 turn-
over itans shall be made.
3. Deficiencies ooted during the inspection shall extend the maintenance
period until all are rorrected.
4. City's representative shall be the sole deciding party regarding
all end of maintenance i tans.
5. End of maintenance period shall occur only on written acoeptanoe by
the City. Said letter shall be on file in the Parks, Recreation
ari1 Cam1.1n.ity Services Deparbnent.
6. 'lhe Parks Division shall ootify the Engineering Department/SUbdivision
in writing of said acceptance of project for bond/cash release.
-.
-.
. ~~.~
'-..
-,
~
CITY OF SAN BERNARDINO
DEPARTMENTS OF
:>
P.26
PARKS. RECREATION AND COMMUNITY SERVICES
PLANNING DEPARTMENT
PROCEDURE
AND
POLlCY
FOR
LANDSCAPING AND.IRRIGATION
MUL T1 UN IT
COHMERCIAL
INDUSTRIAL
January, 1988
.......
'-"
Table of Contents
1. Purpose
11. Submittals
A. Number of Plans and Submittal Procedures
B. Landscape Plans
C. Irrigation Plans
III. Landscape Areas
A. Maintenance of Landscaped Areas
B. Planter Areas
C. Interior Planter Areas
D. Irrigation
E. Setback Areas
F. Slope
G. Ground Cover and Bedding Material
H. Erosion Control
I. Weed Control
IV. Plant Materials
A. Plant List and Climatic Conditions
B. Street Trees
C. Plant Material
V. Inspection
A. Irrigation System
B. Landscaping
VI. Other Requirements
:>
P.27
,-
~
,....,
P.28
....,I
CITY OF SAN BERNARDINO
REQUIREMENTS FOR SUBMITTAL AND APPROVAL OF
LANDSCAPE AND IRRIGATION PLANS:
1. PURPOSE
The intent and purpose of these guidelines is to provide:
l. Guidance in the required submittal of landscape and irrigation
plans.
2. Guidance in meeting street tree requirements.
3. Guidance in selection of plant material.
4. Guidance in what the plans (landscape and irrigation) shall show.
I!. SUBMITTALS
A. NUMBER OF PLANS AND SUBMITTAL PROCEDURE
~~ (1) copies each of landscape and irrigation plans shall be sub-
mitted to the Public Works/Engineering Department along with payment
of the appropriate Landscape Plan Review Fee.
B. LANDSCAPE PLANS
I. Shall be drawn by one of the following:
A. A registered landscape architect.
B. A licensed landscape contractor who installs the actual
landscape.
C. A nursery.
D. The owner.
NOTE: The name, address, telephone number, along with signature of the
person(s) who do the design shall be on the plans. Registered
landscape architects and licensed landscape contractors shall
include their registration numbers and/or license numbers.
2. Plans shall be legibly drawn to scale on paper no smaller than
18" x 24" and no larger than 24" x 36".
3. Plans shall show location of the property by vicinity map and
nearest cross streets and give the property address or assessor's
parcel number.
4. Plans shall show location of existing and proposed utilities - above
ground and underground.
5. Plans shall show type of zoning, the scale, and northerly directional
arrow.
6. Plans shall contain plant legends for all existing and proposed
plant material. The legend shall be as follows:
r-
'-'
:>
P.29
7. Plans ahall show exiting and proposed plant material drawn to
scale at their mature size.
8. Plana shall contain landscape specifications and details.
9. Plans shall show all required landscape areas protected from
parking areas with concrete curbing.
10. Plans shall show the name, address, and telephone number of
property owner or developer.
C. IRRIGATION PLANS
1. All required landscaping shall be provided with an automatic
irrigation system.
2. Plans shall be submitted with, attached to, and the same size as
landscape plans.
3. Plans shall address conservation of water and energy.
A. Components - low gallonage and low precipitation heads,
drip systems and other sub-surface techniques, mini jet
heads, moisture sensing devices, controllers with ability
of variable programming.
B. Efficiency - velocity shall be close as possible to 5 feet
per second. Plant material with different water requirements
shall be on separate valves. Slopes shall be on separate
valves. System design shall eliminate costly, wasteful,
overthrow and runoff.
4. Plans shall show:
A. Static P.S.I.
B. Service Main - type, size and length.
C. Water Meter - location and size.
D. Approved Backflow Prevention Device - location and size.
E. All locations of pipe, valves and heads, (includes emMitters, etc.)
5. Slopes required to be planted shall be provided with efficient and
water conserving irrigation systems.
NOTE: Actual water application rates shall be applied, as soil
absorption rates dictate. Over watering shall be avoided.
6. All sprinklers shall be installed with approved swing joints.
7. All above ground sprinklers shall be the pop up type, installed
flushed with the soil. Exposed sprinklers on risers above ground
are acceptable in limited areas with "bubbler" type sprinklers
and do not border sidewalks, walkways, or areas subject to
pedestrian traffic.
8. Separate water meter for landscape irrigation is optional at owners
request and expense.
NOTE: ~~er must notify the Water Department.
9. Plans shall contain installation specifications and details.
10. Plans shall contain irrigation legends as follows:
EQUIPNENT
ymbol Manufacturer Model II Description Nozzle Radius GPM PSI
~
-
"""'
--i
P.30
-
PIPE
he Type Class Schedule
Note: Pipe s1z1ng, (size) shall also be shown at each section of
pipe, (mains and laterals).
VALVE CHART
Valve Valve Size GPM
III 24" 43
112 1~" 27
ETC. ETC. ETC.
Total II Valves Total GPM
~ote: All valves shall be numbered.
FRICTION (PSI LOSS)
" " Water Meter PSI
Backflow Device PSI
Elevation Changes PSI
Pipe PSI
Valves, Fittings, Miscellaneous PSI
Total PSI Loss PSI
Original PSI (static) PSI
Less Total PSI Loss PSI
Equals
Minimum to Farthest HD PSI
III. LANDSCAPE AREAS
A. MAI~TENANCE OF LANDSCAPED AREAS
The maintenance of landscaped areas and graded slopes shall be the
responsibility of the developer until the transfer to individual
ownership.
B. PLANTER AREAS
All required landscaping shall be protected by an enclosed concrete
curbing.
I""'
'-'
:)
p.31
C. INTERIOR SITE PLANTING AREAS
Interior planting shall be required and maintained equal to at least
10 percent of the open surfaced parking area excluding the area of
landscaping strip required in the front yard setback area and shall
include at least one tree for every five spaces or major fraction
thereof. Measurements shall be computed from the inside or perimeter
walls or setback lines.
D. IRRIGATION
All required landscaping shall be provided with automatic sprinkler
facilities which shall be maintained in an operative condition.
Utilize only reduced pressure (rp) devises or double check valve
assembly. No atmospheric vaccuum breakers are permitted.
E. SETBACK AREAS
All required setbacks abutting a public right-of-way shall be land-
scaped (except for walks and driveways which bisect or encroach opon
the required landscape area). The required setbacks shall be land-
scaped with trees, shrubs, and groundcover. Landscaped earth berms
shall be erected and maintained within the setback along the above
indicated property line. Bermed areas shall have a maximum of 3:1
slope and be planted with a tall fescue type turf grass, or other
approved landscaping.
F. GROUND COVER AND BEDDING MATERIAL
Gravel and decorative rock are not appropriate materials to be used
as ground cover or bedding material and will be considered hardscape.
G. SLOPES
I. To protect against damage by erosion and negative visual impact,
surfaces of all cut slopes more than five feet in height and fill
slopes more than three feet in height shall be protected by land-
scaping. Slopes exceeding 15 feet in vertical height shall also
be landscaped with shrubs, spaced at not to exceed twenty (20)
feet on cetners; or a combination of shrubs and trees as cover
plants. Plant material selected and planting method used shall be
suitable for the soil and climatic conditions of the site. Public
Works/Engineering will also approve these.
2. Plant sizes shall be as follows:
A. Trees 20% - 24" box
60% - 15 gallon
20% - 5 gallon
B. Shrubs 20% - 5 gall on
80% - 1 gallon
C. Groundcover 100% - coverage ,,-,hen mature or 12" O.c.
..-
'-'
""""c
~
P.32
3. The maintenance of graded slopes and landscaped areas shall be
the responsibility of the developer until the transfer to individual
ownership.
4. All grading and drainage facilities, including erosion control
planting of graded slopes, shall be done in accordance with a
grading plan approved by the City Engineer. A grading permit
shall be obtained prior to any grading being done.
H. EROSION CONTROL
All grading and drainage facilities, including erosion control planting
of graded slopes, shall be done in accordance with a grading plan approved
by the City Engineer. A grading permit shall be obtained prior to any
grading being done.
I . WEED CONTROL
Pre-emergence control, post-emergence control and cultural control of
weeds shall be addressed in the landscape specifications.
IV. PLANT MATERIALS
A. CLIMATIC CONDITIONS ~~D PLANT LISTS
Due to the hot and dry climate of San Bernardino, drought and heat
tolerant material may be used upon prior approval.
B. STREET TREES
Street trees shall be required. Tree varieties and exact location
will be determined by the Director of the Parks, Recreation and
Community Services Department or his/her designee. The Parks, Rec-
reation and Community Services Department shall mark locations and
inspect plant material on site, prior to planting. Sidewalks, curb
and gutter, must be clean of debris prior to marking. A 24 hour
notice is required for inspection (see attached specifications for
Street Tree planting and Street Tree list). The size of the Street
'Trees shall be: I. All 24 inch box specimans. or 2. 257. or the total
amount of trees. The 24 inch box trees shall be planted as street
trees within the public parkway or City property.
C. PLANT MATERIAL
Landscaped areas shall have plant material selected and planting methods
used which are suitable for the soil and climatic conditions of the
site. Sizes of the plant materials shall conform to the following
mix:
Trees 20%, 24" box; 50%, IS gallon; 30%, 5 gallon
~s 20%, 5 gallon; 80%, I gallon
Groundcover 100% coverage
.
"""
.:)
P.33
'-'
V. INSPECTION
A. IRRIGATION SYSTEM
1. Inspections shall be performed by a Park and Recreation Department
representative at the following:
A. Pressure test of irrigation main line (150 PSU for 2 hours)
B. Coverage test and final acceptance.
2. Do not allow or cause the above items to be covered up, until it
has been inspected and approved by a Park Department representative.
A 24 hour notice shall be given prior to anticipated inspections.
B. LANDSCAPING
1. Inspections shall be performed by a Park and Recreation Department
representative at the following:
A. Upon completion of finished grade, soil preparation and final
rake out.
B. When trees and shrubs are spotted for planting, with one
example of planting hole for trees and one for shrubs.
C. Final inspection when planting and all other specified work
has been completed.
2. A 24 hour notice shall be given prior to anticipated inspections.
VI. OTHER REQUIREMENTS
A. Notify .Parks, Recreation and Community Services Department of commence-
ment of landscaping. Give anticipated time line (start to finish).
B. All landscaping, irrigation and street trees shall be installed and
maintained in accordance with City of San Bernardino Municipal Codes,
ordinances and standard requirements.
C. Material requirement for all plant material shall be number one (1)
grade of the California Nursery Industry Certificate as issued by the
Agricultural Commissioner of the County of origin.
D. All landscape material, irrigation equipment, irrigation components
and workmanship shall be guaranteed for a period of not less than
one (1) year from date of final approval by the Director of Parks,
Recreation and Community Services or his/her designee. The conditions
of the guarantee will be to insure, but not limited to all plant
material being in healthy condition and free from abnormal conditions
which may have occurred during or after planting, such as defoliation
or structure dieback.
E. ASSESSMENT DISTRICTS
CONTACT THE CITY PARKS, RECREATION AND CO~NITY SERVICES DEPARTMENT FOR
ASSESSMENT DISTRICT'S LANDSCAPE REQUIREMENTS. ALL OTHER ITillS ON ASSESS-
MENT DISTRICTS IS COVERED BY PUBLIC WORKS/ENGINEERING.
-.
Attachment liOn
-
-..)
P.34
'-"
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP 88-4
REQUIREMENTS
7
1/10/89
34
AGENDA ITEM
HEARING DATE
PAGE
"""Il
RESIDENTIAL DEVELOPMENT
Tentative Tract
Conditional Use
shall be in effect for a
period of ~ months from the date of approval by the Planning
Commission and/or Planning Department. However, if no
development has been initiated at the end of the 24 -month time
period the approval shall expire. Additional~me may be
approved by the Planning Commission upon request of the
applicant prior to expiration of the ~-month time period.
Expiration Date: 1/10/91 (CUP to remain valid with the tract).
1.
x
2.
x
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
a.
b.
"'"
No. 14110 &
Permit No. 88-46
The Covenants, Conditions and Restrictions (CC & R's) shall
be reviewed and approved by the Planning Department prior
to final approval of the tract maps. The CC & R's shall
include liability insurance and methods of maintaining the
open space, recreation areas, parking areas, private roads,
and exterior of all buildings. The CC & R's shall also
include a statement that no radio frequency antenna shall
be included within the complex except for central antenna
systems.
.
No lot or dwelling unit in the development shall be sold
unless a corporation, association, property owner's group,
or similar entity has been formed with the right to assess
all properties individually owned or jointly owned which
have any rights or interest in the use of the common areas
and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity,
and with authority to control, and the duty to maintain,
all of said mutually available features of the development.
Such entity shall operate under recorded CC & R's which
shall include compulsory membership of all owners of lots
and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services.
Recorded CC & R's shall permit enforcement by the City of
provisions required by the city as conditions to approval.
The developer shall submit evidence of compliance with this
requirement to, and receive approval of, the Commission
prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
c.
Every owner of a dwelling unit or lot shall own as an
appurtenance to such dwelling unit or lot, either (1) an
undivided interest in the common areas and facilities, or
(2) a share in the corporation, or voting membership in an
~
Rev. 5/9/88
I"S Iky
,--
-"
--.
---"
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP 88-4
7
1/10/89
1'1
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
"""'\
,
association, owning the common areas and facilities.
d. Maintenance for all landscaped and open areas, including
parkways, shall be provided for in the CC & R's.
e. The CC & R's shall contain wording prohibiting the storage
or parking of trailers, boats, campers, motor homes, and
similar vehicles outside of the specified common areas.
PARKING:
a. This development shall be required to maintain a minimum of
parking spaces.
b. All parking and driving aisles shall be surfaced with two
inches of AC over a suitable base or equivalent as approved
by the City Engineer. Parking spaces shall be striped and
have wheel stops installed at least three feet from any
building, wall, fence, property line, or walkway.
c. Whenever an off-street parking area is adjacent to or
across an alley from property zoned residential, a solid
decorative wall six feet in height shall be erected and
maintained along the property line so as to separate the
parking area physically from the residentially zoned
property, provided such wall shall be three feet in height
when located within the required front or street side yard
setback. Where no front or street side yard is required,
such wall shall be three feet in height when located within
ten feet of the street line. Said wall shall be located on
the north , south , east ____, west or .
peripheral ____ property lines.
d. Whenever an off-street parking area is located across the
street from property zoned for residential uses, a solid
decorative wall or equivalent landscaped berm not less than
three feet in height shall be erected and maintained along
the street side of the lot not closer to the street than
the required depth of the yard in the adjoining residential
area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall
shall be located on the north , south , east ,
west ____, or peripheral ____ property line~ ----
All parking areas and vehicle storage areas shall be lighted
during hours of darkness for security and protection.
Recreational vehicle storage areas shall be screened by at least
....
\0.
19" .~y
-
'-'
"""
--
CITY OF SAN BERNARDINO
CASETT 14110 & CUP 88-46
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
11';
3.
x
4 .
x
5.
x
\...
.....
a six-foot high decorative wall with screened gates.
There shall be provided for each unit, within the garage or
carport, or other specifically designated area, a loft or other
usable storage area with a minimum of 150 cubic feet in addition
to standard utility storage.
Traffic bumps provided on the interior private roads shall be
subject to the City Traffic Engineer's approval.
A commercial-type drive approach, as shown on Standard Drawing
No. 204 or equivalent, shall be constructed at each entrance to
the development. Location and design shall be subject to
approval of the Engineering Division.
Prior to issuance of any building permit, access rights shall be
granted to the City for the purpose of allowing access over the
private drives within the project for all necessary City
vehicles including fire, police, and refuse disposal vehicles,
and any other emergency vehicles. The documents covering this
matter shall be prepared by the owner and approved by the
Planning Department.
All refuse storage areas are to be enclosed with a decorative
wall. Location, size, type and design of wall are subject to
the approval of the Planning Department and Division of Public
Services Superintendent.
Energy and noise insulation shall comply with all state and
local requirements.
LANDSCAPING:
a.
of a master landscape plan shall
Engineering Division for review
shall include, but not be limited
be
and
to,
Four (4) copies
submitted to the
approval. The plan
the following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design
concepts as may be proposed.
b.
4) Erosion control plans.
Tree varieties and exact locations will be determined prior
~
IIn Illy
-
',-,
"'"'"
'-../
CITY OF SAN BERNARDINO
CASETT 14110 & CUP 88-4
REQUIREMENTS
7
1/10/89
37
STANDARD
AGENDA ITEM
HEARING DATE
PAGE
,
"
to planting by the Director of the Parks and Recreation
Department or his/her designee. A minimum number of one
inch caliper/15 gallon, multi-branched trees shall be
planted within the parkway for each of the following types
of lots, as per the City's specifications:
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
c. To protect against damage by erosion and negative visual
impact, surfaces of all cut slopes more than five feet in
height and fill slopes more than three feet in height shall
be protected by planting with grass or ground cover plants.
Slopes exceeding 15 feet in vertical height shall also be
planted with shrubs, spaced at not to exceed ten feet on
centers; or trees, spaced at not to exceed 20 feet on
centers; or a combination of shrubs and trees as cover
plants. The plants selected and planting methods used
shall be suitable for the soil and climatic conditions of
the site:
Trees 10%, 15 gallon; 40% 5 gallon; 50%, 1 gallon.
Shrubs 20%, 5 gallon; 80%, 1 gallon.
Ground cover 100% coverage.
d. Slopes required to be planted shall be provided with an
irrigation system approved by the Parks and Recreation
Department.
e. The maintenance of graded slopes and landscaped areas shall
be the responsibility of the developer until the transfer
to individual ownership.
6 .
x
f. All grading and drainage facilities, including erosion
control planting of graded slopes, shall be done in
accordance with a grading plan approved by the city
Engineer. A grading permit shall be obtained prior to any
grading being done.
All lots shall have a minimum area of 5000 square feet, a
minimum depth of 80 feet, and a minimum width of 2L feet,
(~feet on corner lots). In addition, each lot on a cul-de-
sac or on a curved street where the side lot lines thereof are
\..
~
,... ..-,
-
--
:)
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP 88-
AGENDA ITEM 7
HEARING DATE1/l0/89
PAGE 38
STANDARD REQUIREMENTS
~
7 .
x
8.
x
9.
x
10.
x
11.
x
12.
x
13.
x
14.
x
\.
",
diverging from the front to rear of the lot, shall have a width
of not less than 60 feet measured at the right angle to the lot
depth at the midway point between the front and rear lot lines,
and a width of not less than 40 feet measured along the front
lot line as delineated on the tract map.
Where lots occur on the bulb of the cul-de-sac, a minimum lot
depth of 85 feet will be permitted. If the proposed depth is
less than 85 feet, a plot plan must be submitted to
demonstrate that a buildable lot area is possible and to justify
the lesser depth.
Variable front building setback lines of at least --1li feet and
averaging ~ feet, and side street building setback lines 15
feet shall be delineated on the final tract map. All garage
entrances on a dedicated street shall have a miriimum setback of
18 feet.
Perimeter walls and walls required along the rear of all double
frontage lots shall be designed and constructed to incorporate
design features such as tree planter wells, variable setback,
decorative masonry, columns, or other such features to provide
visual and physical relief along the wall face.
The developer shall obtain Planning Department approval of the
visual or engineering design of the proposed wall.
When graded slopes occur within or between individual lots, the
slope face shall be a part of the downhill lot. Exceptions to
this requirement must be approved by the City Engineer.
Grading and revegetation shall be
Engineer in order to reduce the
precipitation.
Compliance with all recommendations of the Geology Report shall
be required (if applicable).
staged as required by the city
amount of bare soil exposed to
Any clubhouse, swimming pool, spa, putting green, picnic areas
or other amenities shall be installed in the manner indicated on
the approved site plan.
During construction the City Engineer may require a fence around
all or a portion of the periphery of the tract site to minimize
wind and debris damage to adjacent properties. The type of
fencing shall be approved by the City Engineer to assure
adequate project site maintenance, clean-up and dust control.
,... Illy
,......,
\owl
o
CITY OF SAN BERNARDINO
ST ANDARD REQUIREMENTS
CASE TT 14110 & CUP 88-4
7
1/10/89
39
AGENDA ITEM
HEARING DATE
PAGE
,
15. x.
No certificate of occupancy shall be issued prior to compliance
with these Standard Requirements as well as all provisions of
the San Bernardino Municipal Code.
16.
x
MECHANICAL EQUIPMENT:
All utility service
shall be painted to
they are located.
b. All existing overhead utility services and wiring shall be
relocated underground.
boxes, connections and service lines
match the building exterior on which
a.
c.
No roof-mounted equipment shall be placed on any
unless screened as specifically approved by the
Department (except for solar collection panels).
d. All utility systems including gas, electric, telephone,
water, sewer and Cable TV shall be provided for
underground, with easements provided as required, and
designed and constructed in accordance with City Codes and
the utility provider. Telephone, Cable TV, and/or security
systems shall be pre-wired in the residences.
building
Planning
~
....
I." sky
o
-"\
-'
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP 88-4
REQUIREMENTS
STANDARD
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
40
,
"
BUILDING AND SAFETY DEPARTMENT
17.
x
18.
x
19.
x
20.
x
21.
x
22.
23.
x
24.
x
25.
x
\..
Submit plans prepared by a Registered Butl~x~~~
Architect or civil or Structural Engineer.
Submit a complete lateral and structural analysis prepared by a
Registered civil or Structural Engineer or Architect.
Submit State of California Title 24 Energy Calculation Forms
for residential, ~ra-Y~_~W_~~ buildings
including a signed compliance statement.
Submit calculations and structural
Registered Civil Structural Engineer
following items: Trusses
drawings, prepared by a
or Architect, for the
Submit floor plan of
existing materials of
four
Submi t J l.. --{ complete
existing structure. Label all uses
construction.
and
sets of construction plans including:
a. Copy of conditions.
b. Soils an~liquefaction report.
c. Energy Calculations.
d. structural calculation.
Submit a preliminary (~x~~ (soils and geology with
liquefaction ~x report) prepared by a person licensed to
do so.
Submit a single line drawing of
all equipment, conduit and wire
service ground size and grounding
the electrical service. Show
sizes and types. Show the
electrode.
Submit panel schedule(s) and electrical plans.
Permit required for demolition of existing building(s) on site.
Submit a
system.
equipment
plan of the heating, ventilating or air conditioning
(Clearly identify the location and rating of the
and the sizes and material of all ducts, registers and
...
,... Illy
.-.
v
o
"
CASE CUP 88-46 & TT 1411
CITY OF SAN BERNARDINO
REQUIREMENTS
STANDARD
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
41
""-
,.
26.
x
27.
x
28.
x
29.
x
30.
x
31.
x
32.
x
33.
x
x
'lo.
"l
the location of all fire dampers). Show means of providing
mechanical ventilation as required by the 1982 Uniform Building
Code.
Submit gas pipe loads, sizing calculations and isometrics.
Provide a plot plan showing the location of the proposed sewer
system.
Submit a letter clearly indicating the intended use of all areas
of the building. List the materials to be used and the projects
produced giving the amount of each kept in the building. If the
building is used for more than one purpose, list all other uses.
Submit isometric plans of the cold and hot water and drain-waste
and vent systems.
Show compliance with Title 24 for the physically handicapped in
the following:
Submit plans approved by the County Health Department.
Indicate methods of compliance for sound attenuation (exterior,
interior party walls, floor/ceiling assembly, ceiling) as per
study, U.B.C., local or State Law.
Show compliance with requirements of high fire areas.
For structures located within high wind areas:
a. Design structure, including roof covering, using 20 p.s.f.
wind load.
City of San Bernardino named as certificate holder for Worker's
Compensation Insurance.
Assessor's Parcel Number. 141-321-8411
Contractor's City license.
Contractor's State license.
Sewer capacity rights from Water Department, 384-5093, Neil
Thomsen.
School fees from unified. School District, 381-1179.
~
It., ...,
,....
'-"
-.
.....)
CITY OF SAN BERNARDINO
'"
CASE TT 14110 & CUP 88-4
AGENDA ITEM 7
HEARING DATE 1/10/89
PAGE 42
STANDARD REQUIREMENTS
'"
~
r
""
other:
35.
x
DEPOSIT:
$34,500 plan check
csj/8-J-88
DOC:PCAGENDA
DOCUMENTS. 2
'"
""
I.IS ..,
.-...
v
..........
-'
CITY OF SAN BERNARDINO
......
CASE TT 14110 & CUP 88- 6
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
43
110..
"'"
POLICE DEPARTMENT REQUIREMENTS
SECURITY LIGHTING
36. X lighting levels on the exterior of building is to provide a minimum of one
(1) foot candle of "maintained" illumination on the parking surface from
dusk unti 1 the termi nati on of busi ness each operati ng day.
37. ~ All exterior doors to building shall be equipped with an illumination
device capable of providing a minimum of one (1) foot candle of maintained
illumination at ground level during hours of darkness.
3 8 . ----1L
39. X
40. X
41. -1L
42.
110..
MAY 84
All exterior lighting devices are to be inaccessible to common reach or
climbing shall be protected by weather and vandalism-resistant and be
va1da1 resistant. All exterior lighting shall be projected so as not to
cast light onto adjoining properties.
All roof openings giving access to the building shall be secured with
either iron bars, metal gates, stamped metal or shall be alarmed and meet
with approval of the Police Department.
Interior night lighting shall be maintained in those areas that are visible
from the street (ground floor only).
DOORS, LOCKS, AND WI NDOWS
Swinging exterior glass doors, wood or metal doors with glass panels, solid
wO'Jd or metal doors shall be constructed or protected as follows:
a. wood doors shall be of solid core construction with a minimum thickness
of 1 3/4 inches.
b. Hollow metal doors shall be constructed of a minimum equivalent to six-
teen U. S. guage steel and have sufficient reenforcement to maintain
the designed thickness of the door when any locking device is installed
such as reenforcement being able to restrict collapsing of the door
around the locking device.
X
c. Except when double cylinder dead bolts are utilized, any glazing uti-
lized within 40' of any door locking mechanism shall be constructed or
protected as follows: Fully tempered glass or rated burglary resistant
g 1 azi ng or iron or steel gri 11 s of at 1 east l/S" metal wi th the maxi mum
2" mesh secured on the inside of the glazing may be utilized or the
glazing shall be covered with iron or steel bars of at least 1/2" round
or 1" x 1/4" f1 at metal, space not more than 5" apart and secured on
the inside of the glazing.
All swinging exterior wood and steel doors shall be equipped as follows:
...
!-!l~_~'! ..C
r-
'-'
8
,
CITY OF SAN BERNARDINO
"""
CASE TT 14110 & CUP 88- 6
STANDARD
\..
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
44
~
""l
~
43.
44.
4 5 . ---X-.
'\.
.. ... '-~
x
a. A single or double door shall be equipped with a double or single
cyl i nder dead bolt. The bolt shall have a mi ni mum projecti on of 1" and
be constructed so as to repel cutting tool attack.
b. The dead bolt shall have an embedment of at least 3/4" into the strike
receiving the projected bolt. The Cylinder shall have a cylinder
guard, a minimum of five pin tumblers and shall be connected to the
inner portion of the lock by connecting screws of at least 1/4" in
diameter. The recommendation does not apply when panic hardware is
required or an equivalent device is approved by the Building Code.
Double doors shall be equipped as follows:
a. The active leaf of double doors shall be equipped with metal flush
bolts having a minimum embedment of 5/8" into the head and threshhold
of the door frame. Double doors shall have an astragal constructed of
steel, a minimum of .125" thick which will cover the opening between
the doors. This astragal shall be a minimum of 2" wide and extended a
mi ni mum of 1" beyond the edge of the door to whi ch it is attached. The
astragal shall be attached to the outside of the active door by means
of we 1 di ng or with nonremovab 1 e bo lts spaced apart on not more than 10"
centers. Hinges for outswinging doors shall be equipped with nonremo-
vable hinge pins or a mechanical inner lock to preclude removal of the
door from the exterior by removing the hinge pins. Strike plates shall
be a minimum of 3!" in length and secured to the jamb with screws a
mi nimum of 2!" in length.
x
Windows:
a. All moveable windows shall be equipped with a locking device and shall
be constructed in a fashion to restrict them from being lifted out of
its track when in closed position.
Garage type doors; roll i ng overhead, soli d overhead, swi ngi ng, s 1 i di ng or
accordion style.
a. The above-described doors shall conform to the following standards:
(1)
Wood doors shall have panels a minimum of five-sixteenths (5/16)
inch in thickness with the locking hardware being attached to the
support framing.
(2)
Aluminum doors shall be a minimum thickness of .0215 inches and
riveted together a minimum of eighteen (18) inches on center along
the outside seams. There shall be a full width horizontal beam
attached to the main door structure which shall meet the pilot, or
pedestrian access, door framing within three (3) inches of the
strike area of the pilot or pedestrian access door.
~
!LA. 'OAM C
r""
'-'
-
".)
r
'"
CASETT 14110 & CUP 88-4
CITY OF SAN BERNARDINO
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
45
r
(3) Fiberglass doors shall have panels a minimum density of six (6)
ounces per square foot from the bottom of the door to a height of
seven (7) feet and panels in residential structures shall have a
density of not less than five (5) ounces per square foot.
b. Where sliding or accordion doors are utilized, they shall be equipped
with guide tracks which shall be designed so that the door cannot be
removed from the track when in the closed and locked P9sition.
c. Doors that exceed sixteen (16) feet in width shall have two (2) lock
receiving points; or, if the door does not exceed nineteen (19) feet, a
single bolt may be used if placed in the center of the door with the
locking point located either in the floor or door frame header.
d. Overhead doors shall be equipped with slide bolts which shall be
capable of utilizing padlocks with a minimum nine-thirty-seconds (9/32)
inch sh ad 1 e .
(1) Slide bolt assemblies shall have a frame a minimum of .120 inches
in thickness, a bolt diameter a minimum of one-half (i) inch and
protrude at least one and one-half (Ii) inches into the receiving
guide. A bolt diameter of three-eights (3/8) inch may be used in a
residential building.
(2) Slide bolt assemblies shall be attached to the door with bolts
which are nonremovable from the exterior. Rivets shall not be used
to attach such assemblies.
e. Padlocks used with exterior mounted slide bolts shall have a hardened
steel shackle a minimum of nine-thirty-seconds (9/32) inch in diameter
with heel and toe locking and a minimum five (5) pin tumbler operation.
The key shall be nonremovable when in an unlocked operation.
f. Doors utilizing a cylinder lock shall have a minimum five (5) pin
tumbler operation with the bolt or locking bar extending into the
receiving guide a minimum of one inch.
,OTH ER REQUI REMENTS
Roof top address numbers shall be provided. They shall be a minimum of
three (3) feet in length and two (2) feet in width and of contrasting color
to background. Numbers shall be placed parallel to street address as
assi gned.
At the entrances of complex, an illuminated map or directory of project
shall be erected with valdal-resistant cover. The directory shall not to
contain names of tenants but only address numbers, street names, and their
locations in the complex. North shall be at the top and so indicated.
...
MAY '84
~
"'"
...
SoR. FORM C
PM!. 3 OF 15
-
~
..-..
-...I
r
CITY OF SAN BERNARDINO
""'"
CASETT 14110 & CUP 88-4
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
46
'"
46. -1L
\.
MAY '84
Each building in the complex shall display street address numbers placed in
a prominent location as near the street as practical. Numbers shall be a
mi ni mum of si x (6) inches in hei ght and a contrasti ng color to the
background.
All individual offices and buildings within the complex shall be clearly
identified by numbers, letters, or a combination thereof.
The exterior business walls shall be posted with Municipal Code
Section 9.52.070 relative to trespass.
The interior cashier/sales counter shall be located so it is visible from
the building exterior. The floor area inside the counter shall be elevated
a minimum of six (6) inches above the floor of the business.
Access Controls
An access control override device shall be provided for use by Police
Department personnel to gain immediate access.
Common walls shall be as sound proof as possible.
Lockable cold beverage (beer) cases shall be locked at 2:00 a.m.
A pre-set gas monitoring system that allows for prepayment of gasoline
shall be installed to reduce petty theft attempts.
A photo-electric beam across entry door which will audibly notify or ring
when customers enter the store shall be installed.
Ice machines shall not be installed in front of store windows.
Utilization of outside intercom speakers is prohibited.
The placement of outside public telephones shall be restricted to an area
immediately adjacent to the front door of the store.
There shall be a minimum of twenty (20) foot candles of illumination per
square foot of surface area adjacent to gas pumps.
Any di sp lay of light shou 1 d take into account adequate positi oni ng of fi x-
tures in order that "stray" light does not affect adjoining property
owners.
Perimeter fencing or cross fencing to prevent criminal movement or acti-
vity shall be installed.
Reflective wall-mounted mirrors shall be installed to discourage
shop 1 ifti ng.
The placement of machinery (compressor equipment) shall be away from resi-
denti al areas to abate the i ntensi ty of noi se.
~
""'"
...
S.R. FORM C
IIlAt.U: .. ~ llll.
r-"
'-'
,-,.
'-'
CITY OF SAN BERNARDINO
CASE TT 14110 & CUP BB-
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/B9
47
r
47.
x
4B.
x
49.
x
"'"
open parking lots, and access thereto, providing more
than ten (10) parking spaces and for use by the
general public, shall be provided with a maintained
minimum of one (1) footcandle of light on the parking
surface from dusk until the termination of business
every operating day.
Aisles, passageways, and recesses related to and
within the building complex shall be illuminated with
an intensity of at least twenty-five one hundredths
(.25) footcand1es at the ground level during the
hours of darkness. Lighting devices shall be
protected by weather and vandalism resistant covers.
Open parking lots and carports shall be provided with
a maintained minimum of one (1) footcandle of light
on the parking surface during the hours of darkness.
Lighting devices shall be protected by weather and
vandalism resistant covers.
Angle doorview for front door.
Any man doors leading from garage to the outside need
to be of solid core construction.
All residential dwellings shall display a street number in a
prominent location on the street side of the residence
in such a position that the number is easily visible to
approaching emergency vehicles. The numerals shall be no
less than four (4) inches in height and shall be of
contrasting color to the background to which they are
attached.
csj/8-10-B8
DOC:MISC
STDRQMT
""
~
I~.' ...,
-
'-'
-.
......;
CITY
OF
SAN BERNARDINO
CASE TT 14110
AGENDA ITEM
HEARING DATE
REVIEWED BY
PAGE
& CUP E
7
1/10/89
-46
STANDARD REQUIREMENTS
48
PlRE DEPARTMENT REQUIREMENTS
50.
GENERAL REQUIREMENTS,
{] Provide one extra set of construction plans to Building and Safety for Fire Department use at time of plan check.
(] Contact Fire Department for specific or detailed requirements - IMPORTANT.
[Xl The developer shall provide for adequate Fire Flow 8S computed by the Fire Prevention Bureau. Fire Flow shall be based
on c;quare footage, construction features and exposure information as supplied by the developer and may be taken from two
hydrants.
ACCESS,
[I Provide two different routes of ingress/egress to the property entrance. The routes shall be paved, all-weather.
{J Provide an access roadway to each buildinil for fire apparatus. Access roadway shall have an all-weather driving surface
of not less than 20-feet of unobstructed width.
[J Extend roadway to within ISO-feet of all portions of the exterior walls of all single-story buildings.
[J Extend roadway to within 50-feet of the exterior walls of all multiple-story buildings.
(I Provide "No PARKING" signs whenever parking of vehicles would possibly reduce the clearance of access roadways to less
than the required width. Signs are to read "FIRE LANE - NO P~RKING" (All caps). "M.C. Sec. 15.16".
[1 Dead-end streets shall not exceed 500-feet in length and shall have a minimum 35-foot radius turnaround.
[J The names of any new streets (public or private) shall be submitted to the Fire Department for approval.
51.
SITE,
IX!
I]
52.
IXI
All access roads and streets are to be constructed and usable prior to combustible construction.
Private fire hydrants shall be installed to protect each building located more than ISO-feet from the curb line. No fire hydrant
should be within 40-feet of any exterior wall. The hydrants shall be Wet Barrel type, with one 2!-inch and one 4-inch outlet,
and approved by the Fire Department. Fire hydrants are to be protected from damage by providing suitable traffic barriers.
The area around the fire hydrant shall be designated as a "NO PARKING" zone by painting an 8-inch wide, red stripe for I5-feet
in each direction in front of the hydrant in such a manner that it will not be blocked by parked vehicles. Suitable "NO
PARKING" signs are required.
Public fire hydrants shall be provided along streets at 300-feet intervals for commercial and multi-residential areas and at
500-feet inte,rvals for residential areas. Installation shaJI"'"COilTOrm to City specifications and be installed prior to combustible
construction or storage.
BUILDING,
5 3 . ~ ) The address of the structure, in six inch numerals, shall be installed on the building or in other approved location in such a
manner as to be visible from the frontage street. The color of the numbers shall contrast with color of the background.
(J Identify each gas and electric meter with the number of the unit which it services.
[J Fire extinguishers must be installed prior to the building being occupied. The minimum rating for any fire extinguisher is
2A 10 B/C. Minimum distribution of fire extinguishers must be such that no interior part of the building is over 75-feet travel
distance from a fire extinguisher.
All buildings. other thttn residential over 5,000 square feet, shall be provided with an automatic fire sprinkler system. designed
to NFPA !':tandards.
[1 Submit plan.'; for the fire protection system to the Fire Department prior to beginning construction Oll the system.
[J Tenant improvements in all sprinklered buildings are to be approved by the Fire Department prior to construction.
[J Provide an automatic fire alarm (required throughout). Plan must be approved by the Fire Department, prior to installation.
(J Fire Department connection to (sprinkler system/standpipe system) shall be required at curb line.
=======================================================================================================~=============
NOTE: The nppJicRnt must request. in writing, any change in these or other requirements.
ADDITIONAL INFOR:\lATlON:
FPB 170 7/86
c 0
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. .....
CASE TT 14110 & CUP 88-4
STANDARD REQUIREMENTS
AGENDA ITEM 7
HEARING DATE 1/10/89
PAGE 49
'-
Date: -.J2-/-gS
Page -L- of ~ pages
Prepared By: ~ Reviewed By:
Applicant: G61..r-rJ~i lioMe-S
NDTE TO APPLICANT: Where separate Engineering plans are required.
t e app 1cant 1S responsible for submitting the Engineering plans
directly to the Engineering Division. They may be submitted prior
to submittal of Building Plans.
Draina e and Flood Control
54. LAll necessary drainage and flood control measures shall be
subject to requirements of the City Engineer; which may be based
in part on the recommendations of the San Bernardino Flood
Control District. The developer's Engineer shall furnish all
necessary data relating to drainage and flood control.
55. 2s..-A local drainage study will be required for the project. Any
drainage improvements. structures or storm drains needed to
mitigate downstream impacts or protect the development shall be
designed and constructed at the developer's expense. and
right-of-way dedicated as necessary.
_ The development is located within Zone A on the Federal Insurance
Rate Maps; therefore. a Special Flood Hazard Area Permit issued
by the City Engineer shall be required.
_ The development is located within Zone B on the Federal Insurance
Rate Maps; therefore. all building pads shall be raised above the
surrounding area as approved by the City Engineer.
Comprehensive storm drain Project No. is master planned in
- the vicinity of your development. Th1S drain shall be designed
and constructed by your project unless your Engineer can
conclusively show that the drain is not needed to protect your
development or mitigate downstream impacts.
56.
>-L-All drainage from the development
approved public drainage facility.
drainage facilities and easements
satisfaction of the City Engineer.
sha 11 be
If not
shall be
directed
feasible.
provided
to an
proper
to the
"-
"-'
:>
r
CITY OF SAN BERNARDINO PUBLIC WORKS/......
CASETT 14110 & CUP 88-4
STANDARDAEQUAEMENTS
AGENDA ITEM
HEARING DA'!;
PAG"
\..
Project Description: T641'I~f 1./0 14110 f/. cup >1~-4b
Prepared By: Huh- Revi ewed By:
58. X If more than 5,000 cubi c yards of earthwork is proposed, a gr'adi ng
-bond wi 11 be requi red and the gradi ng shall be supervi sed in
. accordance with Section 7012 (c) of the Uniform Building Code.
5' X--A 1 i quefacti on report is requi red for the si te. Thi s report must
be submi tted and approved pri or to issuance of a gradi ng permi t.
Any grading requirements recommended by the approved liquefaction
report shall be incorporated in the grading plan.
60. L-An on-site Improvement Plan is required for this project. Where
feasible, this plan shall be incorporated with the grading plan
and shall conform to all requirements of Section 15.04-167 of the
Municipal Code (See "Grading Policies and Procedures"). The
on-site Improvement Plan shall be approved by the City Engineer.
61.
62.
6
A reciprocal easement
-approval if reci procal
proposed to cross lot
recorded to remove the
shall be recorded prior to grading plan
drainage, access, sewer, and/or parking is
lines, or a lot line adjustment shall be
interior lot lines.
X--The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 4
copies to the Engineering Division for checking.
X An on-si te L i ghti ng
-approved by the City
the grading plan, or
Utilities:
Plan for the project shall be reviewed and
Engineer. This plan can be incorporated with
on-site improvement plan, if practical.
X--Desi gn and construct all
accordance ~Iith City Code,
serving utility, including
and cable TV.
public utilities to serve the site in
City Standards and requirements of the
gas, electric, telephone, ~Iater, sewer
--
"-'
..."
..)
,.
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR.
CASE TT 14110 & CUP 88-4~
STANDARD REQUIREMENTS
7
1/10/89
51
AGENDA ITEM
HEARING DATE
PAGE
,
Project Description:
-
Ic",-rT~1 /Ju.14I/O
4 (..iJ.p ~8-4h
Date: 12-I-g7?
Page ~ of -7-- pages
Prepared By: }1~ Reviewed By:
64. ~Each parcel shall be provided with separate water and sewer
facilities so it can be served by the City or the agency providing
such services in the area.
65. X
Sewer main extensions required to serve the site shall be
constructed at the Developer's expense. Sewer systems shall be
designed and constructed in accordance with the City's "Sewer
Policy and Procedures" and City Standard Drawings.
66. ~Utility services shall be placed underground and easements
provided as required.
67. :&..-All existing overhead utilities adjacent to or traversing the site
on either side of the street shall be undergrounded in accordance
with Drdinance No. MC-60l (Subdivisions) or Resolution No. 88-65
(Non-subdivisions).
68.
~Existing utilities which interfere with
relocated at the Oevel oper' s expense
Engineer.
ne\~ construction shall be
as directed by the City
69.
^---Sewers within private streets or private parking lots will not be
maintained by the City but shall be designed and constructed to
Ci ty Standards and inspected under a Ci ty On-Si te Constructi on
Permit. A private sewer plan designed by the Developer's Engineer
and approved by the City Engineer will be required. This plan can
be incorporated in the grading plan. where practical.
-.
.......
...,
-.-I
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. ""
CASE TT 14110 & CUP 88-~~
STANDARD REQUIREMENTS
AGENDA ITEM 7
HEARING DATE 1/10/B9
PAGE 52
""
Pro jec t Des cr i p t ion: -reNI. I/ZAer 14-1 10 'll (:uf Bf3 -4~
Date: /2.-1-8Y
Page ~ of ~ pages
Prepared By: H~ Reviewed By:
Street Improvement and Dedications:
70. ~All public streets within and adjacent to the development shall be
improved to include combination curb and gutter, paving, handicap
ramps, street lights, sidewalks and appurtenances, including, but
not limited to, traffic signals, traffic signal modification,
relocation of public or private facilities which interfere with
new construction, striping, signing, pavement marking and markers,
and street name signing. All design and construction shall be
accomplished in accordance with the City of San Bernardino "Street
Improvement Policy" and City "Standard Drawings", unless otherwise
approved by the City Engineer.. Street lighting, when required,
shall be designed and constructed in accordance with the City's
"Street Lighting Policies and Procedures". Street lighting shall
be shown on street improvement plans except where otherwise
approved by the City Engineer.
71. 1L--For the streets listed below, dedication of adequate street
right-of-way (R.W.) to provide the distance from street centerline
to property line and placement of the curb line (C.L.) in relation
to the street centerline shall be as follows:
Street Name Right-of-Way (Ft.)
PP.IVAi€ I N,rftlIqt S1tui;;fS Z') ,
Curb Line (Ft.)
18'
72. X All rights of vehicular ingress/egress shall be dedicated from
-the following s.tr:l!ets: CDMmazel""'- {kAO, ~T~UtN~ ~XU?Pprwl'l0
W I ~ eo I'<P f!rNP HA1l-loo.JC": 15a.ll/t:;.
A traffi c study and report is requi red for thi s project. The
report shall be prepared by a properly 1 i censed Traffic Engi neer
or Civil Engineer knowledgeable in Traffic Engineering. The
report shall be prepared in accordance with the City of
San Bernardino Department of Publ ic Works "Traffic Pol icy" and is
subject to review and approval of the City Traffic Engineer. All
recommendations, as approved by the City Engineer, shall become
Conditions of Approval of the project.
""
1",..1
,.....,
....;
CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR.
CASE TT 14110 & CUP 88-4
STANDARD REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
53
Project Description: Tli<Nf. TtZK:r. /4/10 d 6.;p 88-4.b
Date: IZ-/...g~
Page ~ of ~ pages
Prepared By: n~ Reviewed By:
73. ~!f the project is to be developed in phases, each individual phase
shall be designed to provide maximum public safety, conven- ience
for public service vehicles, and proper traffic circulation. In
order to meet this requirement, the following \1i11 be required
prior to the finalization of any phase:
a.
Completion of the improvement
sufficient plans beyond the
feasibility of the design to
Engineer.
plans for the total project or
phase boundary to verify the
the sati sfacti on of the Ci ty
b. A Plan shall be. submitted for review and approval by the
Engineering Division, Fire, and Planning Departments indica-
ting what improvements will be constructed \1ith the given
phase, subject to the following:
(1) Dead-end streets shall be provided with a minimum 32-foot
radius paved turnaround area,
(2) Half width streets shall be provided with a minimum
28-foot paved width,
(3) Street improvements beyond the phase boundaries, as
necessary to provide secondary access,
(4 )
Drainage facilities, such as storm drains,
earth berms, and block walls, as necessary,
the development from off-site flows,
channels,
to protect
(5 )
A properly designed water system
required fire f1ovl, perhaps looping
the phase boundaries,
(6) Easement.s for any of the above and the installation of
necessary utilities, and
capable of providing
or extending beyond
(7) Phase boundaries shall correspond to the lot lines shown
on the approved tentative map.
~
'-'
,',
v
CITY OF SAN BERNARDINO PUBLIC WORKI/IDIGR.
CASE TT 14110 & CUP 88-4
STANDARD REQUIREMENTS
'I.
AGENDA ITEM 7
HEARING DATE 1/10/89
PAGE 54
Project Description: T~r -rl2Ac-r lA-lID ,$ GVp 13B-4-6
Prepared By: ~ Revie\led By:
Date: Iz-'t
Page (p of pages
- ,-
t1appi ng
74.
1-
X
75.
76.
f<::
A Final/Parcel Map based upon field survey \lill be required.
1111 street names shall be subject to approval of the City
Engineer prior to Map approval.
Additional survey and map information including, but not limited
to, building setbacks, flooding and zones, seismic lines and
setbacks, geologic mapping and archeological sites shall be
filed \~ith the City Engineer in accordance ~Iith Ordinance No.
MC-592.
Improvement Completion
77 .
x
78.
x
Street, Se\ler, and drainage iT~provement plans for the entire
project shall be completed, subject to the approval of the City
Engineer, prior to the recordation of the Final/Parcel Map.
If the required improvements are not completed prior to
recordution of the Final/Parcel Map. an improvement security
accompani ed by an agreement executed by the developer and the
City will be required.
If the required improvements are not completed prior to record-
ation of the Parcel ~\ap, an iraprovement certificate shall be
pIa c e d u po n the Map s tat i n 9 t hat they \Ii 11 bee 0 m pie t e d u po n
devel opr,]en t. Appl i cabl e to purcel r.laps consi st.i ng of I ess than
5 lots only.
Required Engineering Permits:
79.
x
X
80.
81.
x
Grading permit (if applicable).
On-site improvements construction permit (except buildings - see
Guilding and Safety).
Off-site improvements construction permit.
c
"",",
-...)
CITY OF SAN BERNARDINO PUBLIC WORKS/.....
CASE CUP 88-46 & TT 1411
STANDARD REQUIREMENTS
'I.
AGENDA ITEM
HEARING DATE
PAGE
7
1/10/89
""
Project Description: 7r.:?>J-r le~-r NO 141/0 ~ CUf88-4f>
Prepared By: r1~Revie\'led By:
Date; 17--1~)(
Page ~ of pages
Appl i cabl e Engi neer; ng Fees:
82.
1.:.
'f.
X
83.
84.
85.
x
86.
x
87.
x
X
B8.
89.
x
90.
x
91.
x
Plan check fee for Final/Parcel Map.
Plan check and inspection fees for off-site improvements.
Plan check and inspection fees for on-site improvements (except
buildings; see Building and Safety).
Plan check and inspection fees for grading (if permit required).
Bridge improvement fee in amount of $
Drai nage fee. Exact amount of fee
Department of Building and Safety at
building permit.
sha 11 be determi ned by
time of application for
Landscape Plan Review Fee $ 65.00
Traffic System Fee of $ 12.35 per vehicle trip for City-wide
traffic mitigation. The total amount of the Traffic System Fee
shall be determined by the City Traffic Engineer at time of
application for building permit.
Street Light Energy
period of 4 years.
recording.
Fee to pay cost of street light energy for a
Exact amount to be determined prior to map
A Landscape Maintenance District shall be
maintain landscaping within the following areas:
implemented to
PAel:: o.AJA..I A'fB'6
kotJb AI;uf'or"r?NI .pvf3Llc ..sTIZ~.
'--G'rr~D 1-d-r5 SHI1U- /3€ t--ANPs~ B'I I~ ~~
/l1-JP (1ftINlltt/'JG) IN reejJ!;fV,rf i3r,tN h;.!i>OClm'tffl CJP
OrNJo.JG!7lS Ok? /JI.I. ftc:>5~(1IIENT J'5r~c:r my t5€- ~eD IF
Ap{Je.;v~ By 7116 UT'I G1/.&fN~
SQERNARDINO CITY WATER DEPARTMEO
STANDARD REQUIREMENTS
(,~~t I-/t /~ c.. (~",'M'-<..'
-7-; I -=-t'l-I (..{ (-"'l JI-~ ~;:'e.
,
.iew of Plans: # CUp. ~ -4 & re-. /4. J 10
Location: ~ j./uJi:TS L,l. t ~ fl./-:IJbo'16PC..IJI'J &.
Type of Construction: ..Ll~ ~~:::: ~ ~ ~
Owner/Developer~I__ _ _~_~ .
ENGINEERING: Nam.;;~t/~ ~ -:?J:////:"~?=J
~ P.S.!. ~~~ 1<:1A:::7 pg---r
ft--..-- Size of Main Adjacent to the Project -J "2-1/4> ,-1<1 44'~
~ Pressure Regulator Suggested on Customer's Side on the Meter.
o Comments:
Date: ./:;'" -f .' r'i
I " .,
Approved:A'....'" f<-I-6.;t /',.->1 ,
Denied:
Continued:
Date:
U4. f / c.!i/ Copr~r-;.t:;( -
o Subject to the rules & regulations of the Water Department in effect at the time of application for water service.
'I ,...,..::t:= ~/r;;;.. ~ -J-,_ ~
WATER QUALITY CDNTROL DEPARTMENT: Name: _1"\~l'1\ I ~~ Date: - I - ""-'''''--'
o R.P.P. Backflow Device Required at Service Connection.
o Double Check Backflow Device Required at Service Connection.
o Air Gap Required at Service Connection.
o No Backflow Device Required.
ENVIRDNMENTAL CONTROL OFFICER: Name:~.-S w~J
Date: q r Z-'2. -88
o Industrial Waste Permit May Be Required by Environmental Control Officer.
o Grease Trap Required by Environmental Control Officer.
I~No Rege~erative Water Softeners May Be Installed Without Prior Approval of the Environmental Control Officer.
o Approved by Environmental Control Officer.
SEWER CAPACITY INFORMATION: Name: ~ G-?...__r- .b-J- Date:.E:f - Z-7~
o No Sewer Capacity Charge Applicable at This Time. s. 1:3.. /..J,4-~ ~-
-X Sewer Capacity Right Must Be Purchased from the Redevelopment Agency gr tile Ih':"r's Office i~he Amount I
of Gallons Per Day. Sewer Capacity Rights
Breakdown of Estimated Gallons Per Day:
If C. )( J I I t::? 'fa-L;/D4-..:;7 .
\ \ P? 7" 7~ J - ~7 p;, I J7 .-:- ~ I -- LI S ~ C- _~
\nd/or:
~ Proof of Purchase Must Be Submitted to the Water Department Prior to Issuance of the Building Permit.
o This Area is Serviced by East Valley Water District and All Fees Will Be Determined by Their Department.
.216 5/85
;I""'>
'-' Attachment "E"
-
'-'
(
CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
INITIAL STUDY
TENTATIVE TRACT NO. 14110 & CONDITIONAL USE PERMIT NO. 88-46
To Develop a 115-Unit single-Family SUbdivision,
with a Minimum Lot Size of 5,000 Square Feet,
and 4.75 Acres of Common Open Space on
27.30 Acres in the South Pointe Area.
December 5, 1988
Prepared For:
century Homes
6867 Airport Drive,
Building 100
Riverside, California 92504
Prepared By:
Tricia D. Thrasher
Planning Department
300 North "D" Street
San Bernardino, California 92418
\..
,-,
.......
-..
..../
CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
INITIAL STUDY
Tentative Tract No. 14110 and Conditional Use Permit No. 88-
46: To develop a 115-unit single-family subdivision, with a
minimum lot size of 5,000 square feet, and 4.75 acres of
common open space on 27.30 acres in the south Pointe Area.
The project site is specifically located south of Commercial
Road, north of Harwick Drive and west of Foxcroft Way and
Heritage Lane.
The project site is an undeveloped parcel of land surrounded
on the north and east by vacant land, on the south by a
public park and on the west by a landscape drainage easement
and single-family homes.
The vegetation on the site is that typical of disturbed land,
primarily grasses, weeds and small shrubs. The west boundary
of the project site includes a landscaped drainage swale
which will be maintained. In addition, the southeast portion
of the site has been historically subject to ponding of
runoff.
The project site is in
Special Study Zone and
liquefaction.
the San Jacinto Fault Alquist-Priolo
the site has moderate potential for
\..
,.-.,
"""
:)
~
CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
"'"
ENVIRONMENTAL IMPACT CHECKLIST
.
~
"'"
BACKGROU@
Tentative Tract No. 14110
Application Number:
Project Description: To develop a 115 unit single-family sub-
division with 5,000 sq.ft. minimum lot sizes and 4.75 acres of
common open space.
Location: on 27.3 acres in the South pointe area south of
Commercial Road, north of Harwick Drive and west of Foxcroft Wav
& Heritage Lane
Environmental Constraints Areas: San Jacinto Fault
Alquist-Priolo Special Study Zone; lOa-year Floodplain
IPD
&<<a.E~~kamxDesignation: RU - Residential Urban
Zoning Designation:
PRD 12 u/ac and 10 u/ac.
B. ~HVIBQNM~N.r~1 IMPACTS Explain answers, where appropriate, on a
separate attached sheet.
1. Ea~th Resources Will the proposal result in:
Yes
No
Maybe
a.
Earth
fill)
more?
movement (cut and/or
of 10,000 cubic yards or
x
b. Development and/or grading on
a slope greater than 15%
natural grade?
x
c.
Development
Alquist-Priolo
Zone?
within the
Special Studies
x
d. Modification of any unique
geologic or physical feature?
x
\..
~
REVISED 12/87
PAGE 1 OF 8
,-..,
v
,....,.
-...)
~
Yes
No
Maybe
"
e. Soil erosion on or off the
project site?
f. Modification of a channel,
creek or river?
x
x
g.
Development'
subject
mudslides,
other similar
within an area
to landslides,
liquefaction or
hazards?
x
h. Other?
2. bIR_RESOURCES: Will the proposal
result in:
a.
Substantial
an effect
quality?
b. The creation of objectionable
odors?
air
upon
emissions or
ambient air
x
x
c. Development within a high wind
hazard area?
x
3.
WbTE!L_ RESOURCES:
proposal result in:
will
the
a. Changes in absorption rates,
drainage patterns, or the rate
and amount of surface runoff
due to impermeable surfaces?
x
b. Changes in the course or flow
of flood waters?
x
c. Discharge into surface waters
or any alteration of surface
water quality?
x
d. change in the quantity or
quality of ground waters?
e. Exposure of people or property
to flood hazards?
f. Other?
x
x
~ ~
REVISED 12/87 PAGE 2 OF 8
,'-'"
,....."
....,)
'-'
,
Yes
No
Maybe
"
4.
BIOLOGICbL R~~9URC~p:
proposal result in:
Could the
a.
Change
unique,
species
habitat
trees?
in the number of any
rare or endangered
of plants or their
including stands of
x
b.
Change
unique,
species
habitat?
in the number of any
rare or endangered
of animals or their
x
c. Other?
5. NOISE: Could the proposal result
in:
a. Increases in existing noise
levels?
x
b. Exposure of people to exterior
noise levels over 65 dB or
interior noise levels over 45
dB?
x
c. Other?
6.
LAm>_ USE:
result in:
Will the
proposal
a. A change in the land use as
designated on the General
Plan?
x
b. Development within an Airport
District?
x
c. Development within "Greenbelt"
Zone A,B, or C?
x
d. Development within a high fire
hazard zone?
x
e. Other?
~ ~
REVISED 10/87 PAGE 3 OF 8
tI"".
'-"
~
7.
MAN-MADE HA.ZbJ'{Pp:
project:
will
the
a. Use, store, transport or
dispose of hazardous or toxic
materials (including but not
limited to oil, pesticides,
chemicals or radiation)?
b. Involve the release
hazardous substances?
of
c.
Expose people to the potential
health/safety hazards?
d. Other?
8. HOUSING: Will the proposal:
a. Remove existing housing or
create a demand for additional
housing?
b. Other?
9. !Eb~pPQBTATIO~L~JB~Q~ATION: Could
the proposal result in:
a. An increase in traffic that is
greater than the land use
designated on the General
Plan?
b. Use of existing, or demand for
new, parking facilities/
structures?
c. Impact upon existing public
transportction systems?
d. Alteration of present patterns
of circulation?
e. Impact to rail or air traffic?
f. Increased safety hazards to
vehicles, bicyclists or
pedest dans?
'\...
REVISED 10/87
.......
\wi
Maybe
"
Yes
No
x
x
x
x
x
x
x
x
x
x
~
PAGE"4 OF 8
-
~
--.
-..J
Yes
No
Maybe
g. A disjointed pattern of
roadway improvements?
h. Other? Impacts to the service
level of surrounding roads
10. PUBLI~ SERVICES Will the proposal
impact the following beyond the
capability to provide adequate
levels of service?
x
x
a.
Fire protection?
x
b.
Police protection?
x
c .
Schools (i.e. attendance,
boundaries, overload, etc.)?
x
d.
Parks or other recreational
facilities?
x
e.
Medical aid?
x
f.
Solid waste?
x
g. Other?
11. .UTILITIES: Will the proposal:
a. Impact the following beyond
the capability to provide
adequate levels of service or
require. the construction of
new facilities?
1. Natural gas?
x
2. Electricity?
x
3. Water?
x
4. Sewer?
x
5. Other?
b.
Resul t in a
pattern of
extensions?
disjointed
utility
x
c.
Require the construction of
new facilities?
x
REVISED 10/87
PAGE 5 OF 8
,-.,
---
~-
-'
,.
Maybe
"
12. AESTHETICS:
a. Could the proposal result in
the obstruction of any scenic
view?
b. Will the visual impact of the
project be detrimental to the
surrounding area?
c. Other?
13.
~p~rU~~_-Ft~QQRCSS:
proposal result in:
Could the
a. The alteration or destruction
of a prehistoric or historic
archaeological site?
b.
Adverse
impacts
historic
object?
physical or aesthetic
to a prehistoric or
site, structure or
c. Other?
14. Mandatory Findings of Significance
(Section 15065)
'-.
The California Environmental
Quality Act states that if any of
the following can be answered yes
or maybe, the project may have a
significant effect on the
environment and an Environmental
Impact Report shall be prepared.
a. Does the project have the
potential to degrade the
quality of the environment,
substantially reduce the
habitat of a fish or wildlife
species, cause a fish or
wildlife population to drop
below self sustaining levels,
threaten to eliminate a plant
or animal community, reduce
the number or restrict the
range of a rare or endangered
plant or animal or eliminate
REVISED 10/87
Yes
No
x
x
x
x
.)
PAGE 6 OF 8
-
-'
-
~
Yes
No
Maybe
important examples of the
major periods of California
history or prehistory?
x
b. Does the project have the
potential to achieve short
term, to the disadvantage of
long-term, environmental
goals? (A sho'rt-term impact
on the environment is one
which occurs in a relatively
brief, definitive period of
time while long-term impacts
will endure well into the
future.)
x
c. Does the project have impacts
which are individually
limited, but cumulatively
considerable? (A project may
impact on two or more separate
resources where the impact on
each resource is relatively
small, but where the effect of
the total of those impacts on
the environment is
significant. )
x
d. Does the project have
environmental effects which
will cause substantial adverse
effects on human beings,
either directly or indirectly?
x
C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES
(Attach sheets as necessary.)
REVISED 10/87
PAGE 7 OF 8
-
'-'
:)
ENVIRONMENT AL EV ALUA TION AND MITIGATION MEASURES
1.a. The proposed project will involve approximately 20,000
cubic yards of cut and 20,000 cubic yards of fill. The
following mitigation measures shall apply:
1. Grading Bond posted through the City Engineering
Department' to ensure work is in compliance with
section 7014(c) of the Uniform Building Code (UBC).
2. 2:1 Slopes.
1.c. The proposed project is within the Alquist-Priolo
Special Study Zone for the San Jacinto Fault. The Draft
Environmental Impact Report (DEIR) for cooley Ranch East
(Westec Services, Inc., 1980) found that ground rupture
and shearing have a strong possibility for occurrance as
a result of earthquakes located along the San Jacinto
Fault or the nearby San Andreas Fault System. The
following mitigation measures shall apply:
1.
No structures shall be constructed
defined restricted zone (Cooley Ranch
1980) .
within the
East DEIR,
2. Special structural design for seismic loading shall
be in accordance with the structural Engineers
Association of California to withstand anticipated
earthquake intensities (Cooley Ranch East DEIR,
1980) .
log.
The project
liquefaction
measures from
site includes an area of moderate
potential. The following mitigation
the Cooley Ranch East DEIR shall apply:
1. Grading and special foundation designs shall be
used to minimize differential settlement of shallow
sediments and compensate for upper foundation soils
potential for expansion.
2.
Areas of compressible soils underlain by
be excavated and replaced with suitable
soils where structures are proposed.
peat shall
compacted
3. Drainage shall be directed and maintained away from
structures and into the storm drain system.
In addition, the following mitigations from the
"Supplemental Environmental Impact Report for Tract No.
11414" prepared by Westec Services, Inc., 1984, shall be
incorporated into the project:
~
~
"""
>.../
ENVIRONMENT AL EV ALUA TION AND MITIGATION MEASURES
4.
standard wood frame construction in
state-of-the-art seismic building
utilized wherever possible.
compliance with
codes should be
5.
Flexible joints should be
lines enter structures
structures.
provided wherever utility
and at corners with the
6. All water heaters should be attached to the frame
of the building in such a manner that they cannot
be torn from the foundation or overturned during an
earthquake of design intensity.
2.a. The Cooley Ranch East DEIR, 1980, identifies a
cumulative impact to air quality from increased
vehicular sources, as well as impacts from fugitive dust
and fumes during construction and additional pollutants
caused by the combustion of fossil fuels to meet the
increased energy demands.
The new project decreases the number of proposed units
from 252 townhomes, in the original proposal, to 115
single-family homes. This lessens the amounts of the
cumulative impacts identified. In addition, a
neighborhood commercial center is planned and
recreational facilities are provided within the project
area and the developer is encouraged to provide bike
lanes and sidewalks to reduce the amount of vehicular
pollution. The houses shall be designed to be energy
efficient and employ passive solar systems with options
for active solar energy use.
During the construction phase careful practices to
decrease the generation of fugitive dust shall be
observed. These may include watering as needed,
performing major grading in spring when soil moisture is
up and enforcing a 10mph speed limit in the construction
areas.
3.a-e. Development of the project site will result in changes
to the drainage and flood control patterns and amounts.
The project as proposed is of lesser density than
originally designed for. All drainage and flood control
systems as required for the entire South pointe area are
already in place.
5.b. The Cooley Ranch East DEIR (Westec, 1980) identifies
three noise sources. These are railroad, aircraft and
highway noises. A complete noise analysis is included
in the above DEIR as Appendix "C". The Supplemental
o
1"'"\
.-...1
r
ENVIRONMENT AL EV ALUA TION AND MITIGATION MEASURES
Environmental Impact Report for Colony Village, Tract
No. 11414 prepared by Westec Services, Inc., 1984 found
that the changes in noise impacts to the site were not
significant enough to substantially alter the noise
contours over those projected for 1985 in the original
1980 DEIR (Attachment "B"). Projecting increases to the
present time has not been done. However, assuming the
same rate of change as was found in the 1984
Supplemental EIR, the increase in noise impacts at the
project site would still be less than a cumulative 1
dB(a), which would translate into only an approximate
ten foot increase in the location of the 65 CNEL noise
contour.
The project site contains areas of 65+ Ldn north of
Heritage Lane. An existing 6 foot block wall along
commercial Road, the northern boundary of the project
area, will mitigate the exterior noise impacts to these
lots. Together with the future development of the land
north of Commercial Road between the railroad tracks and
the project site exterior noise levels can be achieved
of less than 65 CNEL.
To achieve an interior noise level of 45 dB CNEL, the
following mitigation measures shall apply:
1. Glazing upgrades to 1/8 inch and 3/16 inch glass.
2. Special ventilator baffles and exhaust duct designs
3.
Exterior building shells to be
engineered to sufficiently reduce
future noise inputs.
acoustically
anticipated
9.f. The location of Street "A" in relation to the curve of
Heritage Lane could result in hazards for both vehicles
and pedestrians. The mitigation shall be a redesign of
the streets to locate Street "A" in the approximate
location of the current lot 59 and in alignment with
Street "E".
9.h. It can be anticipated that the project will increase the
traffic volumes and affect the level of service to the
surrounding roads. This area has seen rapid development
since the preparation of the initial Cooley Ranch East
EIR in 1980, therefore, an additional traffic study was
prepared by Herman Kimmel and Associates, November,
1988. This study is proposed to be adopted as a
supplement to the EIR. It identifies the traffic
generation from this project to be an average daily
traffic count of 1160. This increase when considered
--
'wi
.-
'-'
ENVIRONMENT AL EV ALUA TION AND MITIGATION MEASURES
with the current traffic levels results in a sufficient
volume of traffic to justify signalization at Hunts Lane
and Cooley Lane. The mitigation for the contributory
traffic impacts of this project shall be a contribution
by the developer of $25,000.00 towards the future
signalization of the Hunts/Cooley/Heritage Lanes
intersection, in addition to the standard traffic impact
fees of $12.35 per trip based on 10 trips per unit.
10.c.In comments received September 29, 1988 from Colton
Unified School District, they indicated that approval of
this project would create additional burden on an
already impacted school system. A new elementary school
for the general area is nearing completion and is
anticipated to be at capacity when opened. The Colton
Unified School District initially requested that no new
tentative tracts be approved until a second school site
had been finalized. However, On November 28, 1988 Kent
Van Gelder from the School District indicated in a
telephone conversation that a new school for the area
has been tentatively sited in the Cooley Ranch area west
of the project site. He indicated that since a school
site has been identified to serivce the area and that
the project density has been decreased from that
proposed in the 1980 Cooley Ranch East DEIR, the School .
District would withdraw their opposition to the project.
The mitigation for the project's impacts to the school
system shall be payment of the school construction fees
of $1.53 per habitable square foot.
Attachment "A" -
Attachment "B" -
Tentative Tract Map
Noise contour Map
TDT:cms/csj
12/6/88
MISC:ISTT14110
-
'-"
,.-..,
-..)
Of,. d
Z
-4!t
"
'~,
"
:\
r-,II Iii
. >- I i I ij
'1':- ",-.1; J
.
i !; )!I
II!
I
-I
,
I
--
i
\
'"
I
jj
.
~-
: ' . 'i
-,.
..
'\
'.
...
.
. '~:I!iIl
"
.,
"
~~..~ ,
.... \.
I:
z
o~BI
,
i
, !
Ii.....;
:1 .
-"
I
.
'-'.-
\
,
-
.
1U
o !'J
- 'i-
~ :e~
2 H'I'
.!
~ ;;1
~ -s-
a: "I
~ !II
I'-
\
'.
.
i
:!
~ ~
0 .
IIilI
n
i i
"
11/ ,".
.
I Ii! ,:"" f
I~ :ii;t,... *+liI'"
~I' . ''"
,~ r; I" iit.~;
'1101" !@it' "'. .'.
!I 'Iiltlilirllll -'
_I
; ~
't
\ ,
\.
,
I
i
\
\"
': ,
",I
~~, ji
~? ::~:
,',
~
~
...
.
.
..........
I
,
I'
.'
;;1 ~
i....
t~l~
~ j 1:;;1
~ i
. 1 ~
..n
,; ~!I!',
t~:
,
~
',-
- -
....
"
~;
..
.,
I.
I;
-'.-.
- ~ ....,
"
-.....-.... /
...-........- -.,/
~
'<-
-"
-... ;.~'~-~.
1
I
-,
-.
'-"
'*')
-
Attach:r..ent "B"
I
I
,
-...
. .
'1..~
.-'''''.~
~"'..'...' . .. ..
.:' . .-:....... : :.: ..,.,~~---
" . '.. . \- .. .. - ~.: :.....,...,........~.-
._ -0".. '\. .. .. ...=_..""...-......:.."r.,~_...~':"'-._
~'I ..~. ....-.-..~ .. ~......-........_..-'":..;...i........
'C/ ". "-\" ._~..~:~:~"'i .': '-'~ ~.~.:..-.~..,,;,.-.-. - -
:,' . .-.' ....-..eJi/6T.._.... ". '-'~'=-"""--~.'~Io
..:.' . .:.~ - :'~"--<,::' '. \~ -::"~~~~"'~.~..:. -.' ':. -. "~ '~~~.~ -;
..." .'. --.~'. --. - '.' '.-. -':""'AT't~: II!N..... .... . - .....1.' I
_.. ;:",. .'., ..' __ _-: ...... -'"'I(T,..._'_~.. - '.
. . " ..., ..... ---MAl' ~'A'"
.~. ..... 1'1.1 ,.~...... .... tct~~"-" -0 to4) ..~...r-""" .
:'. ~.o.l_l r r W-.-'-<.(~G). ...... -6 ~~7-a....-__: .. .'.~.'-i ~ -'~ 'I' l :
'. . . . . '" ~ ~- J- +:-L:un-. . - - .:-F. . - H. j
:~: ..t~~r~~~e~~~~~~~~..., "l'~~>~~:",-: .'t~ .
. '~.E~--'~' ,::.....~':OU./"". '.' ~.~<..-,-_\.t' ..... ,-:,
..' .Ji':T~ lan. '- -~ . -.. If!". ~. \ ....: . ~.
........ . ~E::._ _ _ ,/': 1 ..~. ..... ..... :
j ~ - ...-.. . trll!e -.........: ~"""o -t"'~.. . )..
'j _ . -' - ';'- . '.' .'C\":': :. .. i
:; '~.J.J.~~~..,\..r'_ '. ~. .'..r.' '.' .... ,,' . -. '. I l
.:.: ~-' 2?;."....,.'y-;.! j. \":"" " ':-' '.:r~~$" .>,
..-' -A .'('~. "~o-'..." . 'l/:.~ '. "" APA~~.!t... . ,t. I
, . . .' .\ y:_'~.~.q," ..I? '_.UN"6'. ~. . ,;[/.'
. ""... "Jj:~.i'''' _ I'!?". I"ClU./"~,' .' _ .W..
I ~ ~ I ~_'-""'T. I ..... Iii,'
-3f ',:-~~'.'~' L~.'.,l<=!QI.I:I~, \.- 65,~tdn !!'~-
.,1 ." <, r-~'-'.t:-:\llll1t."~ '.' \. " '\ . :::'. '1r .~.~
~_:-J ~~"";'n~' ~"~.' i. ..\ \.; .-;-. ~,.,.,' .< .~'-
. 'u.; .:t":-....-.~.'1b... ~\" -. < ~~.
~j I ..-:"-. . J . .~'. '::i." ..... ~~ . .~. ,.. -::,::. .:
:,(': C=.J_L .~!- .~. '1~~.r.::' . \~.r. :.\.-..;" .?',~... ".
. .----z:.~.. _ I .. r. )~. '.. I
1 __ .. '.;' ....
.. .'f 'I l I . , .~.. '.f" . '... ....J .. 10. \, / -' ..
" .., - ...,. . ..- .,.' . "'-,~ .-
.. .1" _ ',- .,; 0' . r,. 4 M'" '." - ' .."
~t ~ .' '-;...:" .' I; .~-' .
.. (~~ ' ' .' -- .. ~..' . J. . 4"..
:.~ ' . - .. ~ - ~,~t .. -~"f . '... .
'";'\F F. ~ ~.:~ '~'->'. . .~' ..........Z)..' l
'J L, · r 6'4'7\:'~'~ .:. 'r h <0,.'
,.I' '. rc~--:--- .::.?."'~r\ ~<;l._' '"(; .
.. T' i" ~..... ......- Qf\ /
~r <>-~._,."" ~
B: ~~'~~~"~A j\t- .
. ~.' ",. :l(t~=4 ~g...:...\..~ ~" ~ '\
-y. I-~-----:... C--'. ). .~
;...1 - - ____ '. t::- \~
., I ___ -~----,-:- _--.~-'I 5>.., :r-
_......-\ " I " ,:::. ;;...0"...
\. _____ ,. \. '. '''I 'I \ ~ ... .,..
f~ ...... '"to 1." t., "... --.........;.-
'j. I I . I"' \ ... \ . J . . , 4o' ~-'"~~
,. ..L'J,.~. 4o.' " "'-4o . _.~. - .
~"''' -.. . =-" :::..---
~~;::.:...::. '"'::.. -- --
,~--""" .'
..,.
o
I
475 A-
I ~
Ie el
Figure 3.4
Projected 1985 Noise Contours with Project Development as
Proposed
Source: Draft Cnvironnental I~pact Report for Cooley Ranch
East, Yestec Services, Inc., 1980.
34
,,-..
-
.-,.;
'-'
r
D.
"
DETERMINA1'JON
On the basis of this initial study,
D
The proposed project COULD NOT have a significant effect on the
environment and a NEGATIVE DECLARATION will be prepared.
o
The proposed project could have a significant effect on the
environment, although there will not be a significant effect in
this case because the mitigation measures described above have
been added to the project. A NEGATIVE DECLARATION will be
prepared.
Ixxl The proposed project ~~Y have a significant effect on
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
A previous EIR will be used and a supplement to the EIR is
required.
ENVIRONMENTAL REVIEW COMMITTEE
CITY OF SAN BERNARDINO, CALIFORNIA
the
Ann Larson, Senior Planner
Name and Title
.~.~ r. I 1)1' /L
Signature
Date: December 6, 1988
\..
~
REVISeD 12/87
PAGE 8 OF 8
,-.. . ,.--
,
."..... "."""
.--
'~
-.E":~:_ :_~
"".
..../
r~~JII",.
~- --'"
... .~ki . .;.
-.t._~ -'- ...~..._
--. '-.:
II
, ~
! ~:
.
"
',\ "
I,. \ ,
,"il \..'
,'I \ \'
::-, \.
t,'i 1'.'
; ~~
I ~i
.'/
,.
I
" 'k
i_,-~~
..: ~ ~
~i; .
~ >
~~!
,
,
1\
I,
1U
-
'0
.
lid -:
Iii -l
"1::0 ~
;', ~ Z
I;, -l l1li\
Ii! ~ b..
fo, ",.
~:; ~ l1li\
's~ (5 -
1,,' ~
11 ~
:;r' .'
\ i\
II'" "',
j it! ,'. ','
II '\ t l.
IIUII! '\ \
,'IIii'I '.
"
.4"j'
r. .
'~' ;
.:>: -
'''~\
1III'I""i'
I: 1111 \ I"liii ',I I
.!' ;~! .:.1 I~ .:
:. ~. t ." 'I
It Ii I. 'II~ ~I
II . I~I:'III ~:U~ '
II'''': i'l I
If i
'11
'I
\ ,-
\ ~l'
\
..
~\
.j
il
,
\ - .
--l-,.,..,....
1.;< :
t:
: .'
,.
-~
\,
I
\
....
I
.
,-
I
I
"
It "I.
~
,
, .
It
r.;.: p
I LJ._L,
..
'Y;
..l!!':.
. '!
'!
II
~-
, .
..
'l'-.
.
i
...ill!
:tuaUl4::>":t:t\l
ji'
~I
I I
I 1
i
~!
IF>
I
~
II ,r::-1
il '\L.r
~:
-""1)
5'
~~
~~:
L Jj
".~~ '
.'.
-:....
n.' ,,,[ ~~ n ..
tt
- -n- ,., II;~ ~
\ __ 1 '---,
, -
.'.
lw t~
III ~
, \
./. ....~
~~..
Li~
.-
r
--
~
l_J
..-~
--~
.--.
11 ; ,~ i ; j ~~.; ; ; !!~ ~ ~ ~ ii ii ~: i . ; ~~ i i~ :; ~~ ~ ~ : ,_: I; I
i . .' .;-. I .: "r"'. I I Ii".' ~..: ..- I
~;i~j':: ii-~~bp :,'i~~1 :~q I:~ iq~ !I~~I'
I I'" . I! I"' 1',",": ",Iii ,i"' "j ,
i,,' I" "1" ..,-,.' I" ..J E" .,:.
f; · ; f !. ~ ~ .i ~! F ~~ !: ~ j ,= ~ i;~ ~!!: ::~ ~
;;tr !II! Ire IIII E; ii~i ;it ~;:! "10-'
.. .11-' I' !. 'I:!'!" - .:: r.:! I 'I!:
;;:. I1II ::r: i I !I II!; :!i foil'; 1.1,
I:: I " ~ :.:. !!! I: II; f = ....! ~ .
I 3i-' " , ,- -- .." I .",' r." ',,-
't &.! ; i': ;',' 'Ii. i'!' ;'; ~;l i{
.. , '!'I : . "I ! ~
:: i i ;! i jl. . i l ~ ! !!
.. I I .!:; i~ i ! ( ::'! !!t
;.. :.
I...~C."..~-~~"''r,-- -Ii
------
<:.-
#4
I
-....,1
-1'" ~-1T
J - - -4 I
, "
,-"I ! '
;-=:
1"1
;;
;;
, '
';
~I
I
. .---
if
q i In~ n ?:;
........ _r-
';jl' I!' ,g
I."'" -.!j
: i'l g! ~~~
"'Ii';'>
Ii I ~. :z
'i I i i~
i. r :'"
,; ! I "-
i
:l>
rt
rt
llJ
~
(')
:J
rt
-
G1
,
t
L
!
I nl-i
1[1.1
rom
. "
'=r
.
I
,
-I! _:. ...-
;~ ~ ~Cl,:"
..\.- IE i!! ~
"f' ~ ~,.,
-'- ..-
J
/
I-:'~')\_~C_ - ~'.-~'1,"!...r~~- .
1-'
s:.
..,.
,
'--'
\
~
r""
E
.~ T"" ~~..__. .-;r...-,'.~..,-",:"'" - . . .-... ..... .
.
- ,
I
1\
~
':;'
1
c...
- ~
..,
,
j
,'.,
.... -
., (
I
..
~
,
\ I
.
, I~ lfJl
... .,.
I~,'"
.a..: :... : II' :: :1..:; " :;:.; .:.:: ;;;;...............
'Ill' i~\'! !!jE~': ip' i: II' ~ I!iF !j~~'I.'~lIP. fi I'! !I. ~~IIP.l<I'q..1
II II, ~"III -., 1111 'I "I '. I' ! " I ~ a" Ill-II ~ Ii-- "11"1' ". ' (1-11..1:
.. i..;' I :t I fl" III r: p.. .., = I.... 'jj I I"
~ll!'! iiij ~H i:i:i~lin: i~ ~ii iii;IP.!lilil:I:"'I)!i 1l1';I
" :. jill ih 1'01 "I'I ':t J"llflli~ '11'11 ,- s
"tli lill ~~ I :Ie! I!:II~I iElIP,' I. _j! Ildl llilllll"11
Ia.I i I' I t =: ! I It I . III I I. 'I" - ... I" 11111- I I _ ~
r" I 11'1" I I II Ii I' ,II I II ""0 'I II I
. ! I "! t i ~ ill: I .!III 'I ,.- :
"",.. I I,! I il - I -I ,~ fj.' I I, III
. 11' I'" - I
"., .. .
. ,\ l" -
~_==~;;;=;..=~-~=E::=-==-=-=- _=-
i
.
.
!;~
.-
.
.
-
,
.
1
1
l
.
.~
,....
.-
~
,
~~
' ~'&
I
I
I
I
I
~ ;Jl1
)>,
z
~
11"-
in H -. ~
I ~ $11 ~
~. I
11:1
,I I
...
111fll
p! l~f
t' 'I
it;p
:. , ,I
. - I
. / \
~ if! ~
~fJ l
if;it~
.~
! -tt
i ql,\
. .
, ;,t
Il~
I , r
'x i
I . EE I
~ 1',1 :
'@,
Il.D
s_ iJ
'::1,
l~ '.
! I
( ,
"
'.
)
I ,/ "-
I I
,
!
I
. 'rn,y to.
-~ t.: Jf
t ~l ~
L~' 1
~;J:ooy..!:_
roo ~ I': ~ ~.:'
~" ~ ~ :z,.._
c
,
i1 \) I
I s:::
""\. I
I~ ~f ... n'" I
n J ~
~~ r
'ftH Ii
I ~
l\ I
I I itl
· IJ
~
[;. \ FI
/ ,1 \ ~
, HH'~
I II 'r
11: ;, I
-; .h I'
7: -f
r
i~
---
d! ~
t!!il ,
* t
..I!II-
--
-
---
JI
rj
"
H
!f
t
I
~
-,.
"
I_A
I -:
, ~
: ~I
"~fli ~
JI ~
[T !i
\1 f
, )
q
it ·
!f D -
: ~
-I
!lff
~)~,
hI;
gJ!
t1!i
o!
i
I
n'" I
* ~ J ~ I
$II ~ /1 \ ~
II' /
,I I
I ,
~ q!/,
11 !tt
/ ft III
j', i 1, II'
-{ <- il I'
I ~ I
. , I
// iil
X Ii
19'
1 / ',t i
, i
II,'>
I is:...
I I~
I I,~, ,
'l It>
I .
~
!
~
".....
'-'
-"
....,;
... - J ...~ I
i. tt 111:1 {~fa ~
- IJlq $11 /i 1\ ~
I ffll '
, Ii
f
~I~ E
I' n
,I t
,
r
I
"
!f1~ f
.~
r I t5
I {q
\
mt
~'~l
~.
,
,
'I
0>-
c-
. -'-
\.
v:,
v,
~
. ,"
m
~,
;:2
)0
z
-1
1
,
~ E
11
I I
I
f~
~~
I
I
/
,
i
-; ~-
'~ -
~
.
,
" .;.'
,
..
i.
-.
'-
~..
"'r
:1;
T
.-
;:
-H
I
"
1111
....
'.'..
-'...
.-1............ .0
1III :1,...;.1..; "I~J'IIIIi!
.......... : ":.... :";.. I!F!I!!".'~II i!iWjj i l'lijll
pil'i~I!'~'li~I.lIlllil l"I'I"ll"III',,;! " I'!
IPI1ridni~~:iJi~~i!I!I!~! !~ II!! a!:I;~IIIII!i!!U Ilil:b
ti:.., I! I' Ii -Ii I"II"~ J! ll'll,~ I. I I' II .
a iH 1111 L iH 'II h!!~ I!h II ~ !lUil;,' Pl1l1
ij~' hil' 1'ljI.lllI!iJ!lI~ !iI-I 11'1
tB . , ,II 1'1" , , "
I. " -- i . \
III
I
If[
",
~f!
"".-
--
E
"""
<:,'
0'
#.
~
..
.u
~
:..::~
I
I
""\--+---'
.1)...,J ..
I I
iln ;t 1I
h~,:ij~
Mri P: 11
~!~f
!~
:::r _
~ i ._--
J!-
t~ { I,t
t~ ,p' I. ~f
~~ ) N I J
.n "
t I
/
'E9
... n ~
f ri '~-:~.
. I _ .
.. "'
I
~t ><
.\
i
I
(
\l( "
.t I 1
P' ",!
\
I ~
~
.!.:
,
--
ID
10!
i .
- I
i
L--
.
I
;
i
.
iiU fi 1
Elf ,..If"
l"; I l;
dill ' . jj ~
,
", ' . ,
iI , .:1. b ~1.
~ / / ~,. '.
.'
~ '. l
."
'" ,
~
'"
f!l ;l!l ~
~ ~I 2
Z l
~ I
w
~
~
'"
~ V
I
,
i
I
~i
~r:
*" n
~ ~pn
i [-'-- . ~
...
>~
\/) \
1 q\ .,U~
I J) 1}
. Jj.,t
: I
;
YJ'
t 1',(,; ~
~~,' 111
l ' I
/
I
" i
'-1
D
o
n :~j
If. H
11 '~
r
/', .t
o
: ~ ~
~i~
.s.
~~
..
t1
-, ~
II.
. I '-
'j \'1 :i'
~~ -
! -t
,I
i If~-
I
i
_J
1 Jl,.ot
l
!
I
, ,
! I
lln i{ IF
h.~ il hi
~lll \J I
:!.!, ]t
I II
~~
.'
~
~
."
'"
1 ~~! ~
z ~
2
l.
~
...
~
~
.~
~ "
l" ,j
~:tl
~ ,~r, ~t
.. 1" '11
\0 I' 1'\
.' ., ,
it ,N 1\
. ,
,
B
.t~~.
,~ ~J
It ~i 8
,l! -,
}: '11 S.I~.
't -r~'
t!
~!
>::.
o
\ \
\, (, \ i~"
1 n \ . .
~ .j \ U
I \) I "
I I .I I
!
(
m
~( l
~.
~t
i
t
I '1
1i
HI
!~~
.
--
,......
g
l,.
, '
, ~
~ In
I I~
, Ii
it
l'
!l
~
lj
1,
I
'" .-_.L- i
I
,
--
'.
1
wt,
Iii'
ll[
!ff
!,r
I
I
I
. 1----
1;
. .r'
" .
r
--~'----- .,
,
-
~.
s::.
\c
c<-
~,f\
E
~
*
rl
,
...
.
,
'. ;
~ ~
ml .. ;
.. , . .
~
I
~ ,'~ : ... '/ ,
l.t:
~ "
.
II -
,--
~. f
, ,
,
I .
I ,
~ I !
..
l
.. 1[-
,
151 ..
..
....
."
>
'~8- I, - I
'--T-I~
~ i
'.....' '.......
.
.......
I ""~i
r-r-'
I 0)>1
Oz
I ' :0
~
r-
'J>
Z
I ;tf'..... '"
rdl!'I:nt<;'I'
I-I . rI" ,
'tl.11. It: ,
!it.Hi! H Ii'
~CII ., 1.1
1't~Hi i i I i I
~I' lt~ Ii i
t lF~ II
1 I.v>
I
: 'lE: I ;1;;:;;; ..
. ; ~:
~lnil
I,.'!i'
I ! ~ I
r ~!i ~
i f I~ :
; IiI:
; i!!j
fit.
o 'I
: ~
! h
; :~
. ._-..
. ..............-
..: a; . : il iI r III ~. I i, F Ii '
,.~" I I. Ii Ii::" i.~' -. "t it;
, .1'1".. 'I ". '
'i I! I; aO'1 ,t: !
I. ,.,!. ." '!" ," ~ i
I. I ..1'1 I . 'Ii E
il;' !... : .'" 11.":
1,0 '~I ~H! I:!.:
:; . Ii lit '! . Ii PI
.. ~ I! i II II! ,1.
r.... Ii I I " IIj ~ I
I' '! ! .. k.
I !!: i ~ I
, . ..! I
, 'I. f! . f ~
. . . I
I..' Ii . 11:
~ .. r
!~ D ! ~ It:, !! ! ~ Ii !~ ~~ n ~
!i;: 'II,""; 'I: II,; ',::6
_" .., "'r, i .'1!il
;i Ii: :::! ~'...J : J. I!~
"" I!,.. '1, " "
... ." II. ., -\
sf, I iil""!!"" ,
il"llltl' I!
[I H:II!! . i ~
~ I If: t I i I!
n I"... t I J.
~ ..!HI ,'. : i
k I I ! ! I
:I I !
, I
~
'.
.~
"1
lit
H
fi
fir
,f.
~H
.....:.bl:---
-Ii
"'c.
r-;
~
""'\
...
,n
t::T \
t_ I F I ~!~ I r
~.
I
I
I
\. i
~ f I
: --l
DO!'
-k:
,
~ .
/ i '
B
o
~
~ 1
I . _,
l' 11 n
'. CD III
r -~ I j
"
"-
1ft ~
"I
\..1. ,,/'
!c ~ ~ t if I ,
I~ ' I;j
I; j I
. t ~ ,
1 0' K
~ ,.
. l~ i
~ .
><
~ t1
"
.fl:8
J1i~
ii
,
- ~~~~~
..-- c.-e c- __ .
--- ~ ~ ;;;.,
~ : - - .--
..~
\1 I
to -
T \
I l!~n!~' I
r!j!t~ i
~,I " .
, '(
~
*
~
1
I
I
I
"~ I
:j I
~!
,. I
['+
_.J
~ i;. 11 ~
l ,_I U ~'\
, I
~ ~.,'
;1
/8\
,--
~B
~
t
@
~
g ~J
It __ -,-L,
I'l;n~, l ~ I
~l" >' t. I
hi, /
Sll "
~h. '
-~.. I
"1~L --'!
~,.. ,
! !
',.,
",:0' I
..... ,
_~~ I
..
-::1
-
t I /tl it i ~
: t,~ B
!'
.i~!;
~f~
.~ .-
_''i
~"
r.i ~
. ;
. .
~
;;
.-
1 ." ,-"
'"
I ~
I I , ><
~ m
~~ ~ INOLl ~
2 .
!~-~ 00
l
~ "~I
----
w
~ ----
~
.- - -- 'I
:"1:'. ~:: ~ ~
. /
.J~_ ~ e ~
~IE~ ! /'/
. '.J t /'~ t
oJ: JJ l!
"~~ J.
" ~i"1
.
.
. I p
:
,
,
i~ ><-
~. 11
~~.
1&
:~ ,
I to T
I t I '!J!~JI 0
\ 1- - II ij.;
.~
~ij
~
I
l
I
I
,
I
I '
~ 'J T
i J u I~
"I '
"
1
<' , \~
~\
I
n @I
n 'I . =::--1;-
. "~
rg i
~,~, ~ t.
~ti . "/
~.
"
.,.
_~~llI""'-
~o:~.~;7"
. -
,:: i~ ;.: ""
:- ~;:;: UlO
" ':-
!
-1-\
~Iz ~.,. ,.
"
."
, I\'
I *
I.
i~
,
~
~'
i: :
!
f~
i-l~
~,
i
I;
I;
, 1
~._.
,
"T1 ;l11
r- )>of
~Z
;:g
)>0
Z
I
I
.
I
I
I
l
~
j . ~I
"
I
r"'.
""'"
,,-....,
-.J
~
>;.,,' ~
,
---,-.~
,
..!
gl ~'_~'
:)'*- '!'1.... 'L.:::...J.
~ ......~
11~
...
I~
,., ,
---""-~
~ ol._
. .....:.~I - .~"_.,
If-" ~
i! :
~--
-.-'----~ .-~
, .. I tilt:
t ".
,
,-
f~
I'
, ,
::iIJ-' ~
I" ~"1
~:
I", t
.
~ -:.1
,0.......
~-~- ; .~. ~
l~ ij
....:11 f;
f'1>
:;
~
-.......
--=--
--"
f!~ ..'_
f... -+----_
--""--
~.., ~f
_.~-
........
-~
.. ~
"-'fT'-' , I ~ f
,.~
'I '
. I '
i I i
.' -
~"': ----
".
.
.
--,
.. ~~ -;;~ ........-~
:-t- -1 i .;~ _,
I-r-'ri~j~
I ~ .): i~,~
-.. ,,= \
l~
t'f
':'1
1;'
~
...
lr
1~.~~
Il.'
&
.,.,
~
I
I ~ I'-
I I
-' ~
...:it
rliI~
-
U-I-
· i 1
1'-,41,.:
l
~, '''''.
' , ., '''''.''.; ''''Ill'
-"-'- ...., ", '....1" "!'l!;I":I:~
' '".". :.~;;. '~llP,Uii";;;:;~1 -: Ii
. .,,, ''':.'.' ':If!::!Ht;J;:i!~;:&~;;!! ;;:jll11nil
::~:::'~H;;';~::'!=~~;;!;I: 1<, ~i~1 ~~;!~:iIj!i!L'dl.:i ::11
!jl ;, L: Iii;. 1; q il:; ~: i:!! i ~ S;;: ; i: i! S ; llll,' i P: t ; ! tl~
6: ; ~ ~! ; .1 il .,,, ~ ';. "':' i!' ~ ," "' i, I',,! ~ J I " ;. . f It l r I :::
I~ ; . ~: ~ II : i .: f.; :.":.. : ~ Pi I ;;! '11I n ,Ii r ! Ii i I ~ II t! I I "
I" '. i :.. .01, '.. ,....p . p." .... L. 'I II , i I I
i" i: 'r.s! j!; ili i1ii:j! Iq i:,i 'h!'f. !:j!: 'I I,.,
l:: .., ::;, -::= t II ,: i ',' i" "." j ~ ~'" i' '. il",'
." I,li':",: ;i~ !; !I.,:.:, !~ ~;!!!!!! ! I
~" ":; ; ','. .. 'II; I'I:! i ii, " .. i I I
C I!, ! ! ! 'I; I'.! i ,'! '" ,! ,
~ ~ i ; . !:; :: I: ~
II .,; ",.
:I.
"
I
..
'"
-""r
.
f'
I,
1
i"
t'
-~~
~t
1"
I"
",
j.
i
If[,
.. I
1 I
ill!
:
i
II
-
"t'
1.... .1'1
. , t= r
i i . r--'I'"
, I .
, I .
-- ..'
tL
f-t""'4"
i
I
~I;
/
1
i
I
t'........ '"
H'.w.
\
~
'L
II
~ n
II P.
lj 1;
'l ~
1
II
'1
I
,.,
~~! ~
I. ~ Z ~
"~ \.
i
I ~:
I;
..i;..
~'
-
m ''',~ -
~ ri P!
I~ I!~
~' qt
i:
,
.1
).
fl
~
E3
" i ~
" ii,
"':1 "
'I
.
~m 'I
hli
~lli
ti:l:!.~
-~..
I
" I
I,H
II
I,
I
lESj
~!
,-1
. !
I
i
-
~'~ I
I
I
~
,.,.t I
1
t
,
i
\
i ~~
,. ~~ ~-
,',' Ii<
~~.,.,;:
-~ =-";71::):.--
;:lI:I_Cl2'~
.1~~ ~g E:.
- -~ ;:::;::::;; ......
:~
-'
~ ,."'+' ~ "fi''''.'
:C-r
'i r ~"\
I I
.'" I
: I CJ
[ J-' _.
L_ ...
-r--+-
,..
"j
/
/'
/'
I
I
L
, ~
' '1 II
i .....!
~'~ m: n~
- III ,4:J
I
" . I!
-:-~ -=-..: - I
:1
I,
II
IJ
I
,
__J J~
'"".i-l
~~
!
~
i
~~~ '
201
'..ll
rHit
~ ~
: .
~ ~11~! I
'~ '7 I ,) I
I
!
,
"
[I
"
C/,
:1
I,
I:
#
'I
!
~ ~
~ ri 11~ I
!i f,f~:I'
~ ,U ,
'-, :
/
I, 'j
It,
L "
· : 1 \
f !;
,
!
!
1m
~. .
....
'it'
Uti
~tl
=t..
,
" Ii, '"
'4 I ,
, I "
,
'I
L---. ...-.-I" ----,
,
, il I
I I
I
~1::~
~l~
~
~~~I!
~~
,
I~JI
<--
-~ >:.:.otn;::
;i:a ~a~~:-
~ ::z c::::J ....... ~
~-: =~ ~:..
"
-
Gt' "'f""--+'
i ~- ~J~
I '
I
I ,
: I '
fL
,
1
,
,
,
....' I
'M
l ~ '
I ~ I
~: -', '
~i, t::
"
"
./
./
./
/'
~
\ 1:11
i 1i!
"f ,I II ~
..
J,.j
...
i
~ .."
Eilllr U ·
'j~tfM I"
~rlU ~ .
~: 't 1, I'
I 3 !'
. ,
.
,
1
It
,
J
,
,
l!l ~ (,;.
m)>, s.:.
I ~ z ~
'Z of'
d
,
~
'-'
I ~i
~ti 1K
Ii ~ ~ I
ij fJ
"
!
B
~
f
fIn
~l., ,
hI; I
~Ii I
~:.!'
~~..
'I
I:
I!
II
,~ I
- I
1.-1
I .
I
~ R
J ,~. j
W,l[
rnl
rJ,
~ :.~;:
-r. =-:'Ill: 7 .... ,..
,I:. r:t~=.....;;:
-"-: ~~ ~
n......-.-- . ..
. '-.
\ -'
'. ~, 1'"'1
I, _
, '
, '
~ '"I
~ t-
I
I
~
I
'"'"
~
,'.
"
I' _~
-
-.
.'~
-- ---.-
I-
.
. ~
,
, rl- - -...l. ,
t.
, , I
.' ,
l -41
'~ ~ "
~ ~
".
T , "
.
-
"
Ir"1o;
! ,i!l~
;, ". ,
1" "
o" .' I
III .: I
, ..
Iii II I
,1 It
~ I' !
,
I
,'.
.:.. ."
.' ,
~.
.." .1..
~
! I
.
..
....
i ~~:i i;~ij:':iDF';;:I.:;iit!iiiii~;;i;Ii';p,~~
! B.~lif~iil!!~1 U ;iil'hl!I~,lm1Pi~:!1~!
II, u ~'!,' '111~I'i i!!~ I"~i" "1!lI;IIL,~' 11i
~~ ,Ii I 11'1 1'1'.11' 'h',,!:u II 'I~
~. U III I' ~dl, 'gl';! 1':"1 " i II ~
P 11",1 I'pillll~ ;!i,lilj iiI!
. IJ.. ,I i'l i~ I; I I II I III
II. "j ..I, f ,~ I I I
l'
I ,~t
III
i,
r"
HI'
.fi
.~
"r
r,
Ur
~;:-__, .11
..-" "..
;
I I
~ I , '
f.------LL..__
" I n"ft
" I .... t
il
,I II ~
~ II it
' ;
F-
--.
@ i
I~
,
, , ,8
'''f
;c.
~ (, ,
~l i "J{, ..
- l'
~-~ :ft,
E3'~
"1
Ii
Ilf
I t
, 11
~--!'-'~~ --J
:U,
: ~
-r....., ~ ff"'f'
l=r
~ 1 '~
il
r L_'
H'~.'
i
r
$"
T,i1
.'H
~l,
:F
J
/
~ .
;'
j!/ ,
:ll '
~
1
r
~-I
, I
~ '
f Ii
'\
."
:;c
o
~
m
fii
~
2
l.
~
w
~
~
\
;'
-'In .'" ~"'r :{~ .U
'I .. ", I I
~ -. .1, ',,! .l
. jl. - -.:. r.., ~.
~t t 'lr t-; PI
p!1 l 'I!, I
"-'~! !'
=~.
I~:H
~~"I.
i~ ~
~
~ """\
y.
c/.
~
<'"
r-. .
C]J t:
t ;li'1
!~ I (~ i
,> t ~, I '
~ ,It
\
\
i!
I'
,
II
if
.~
I f
"
11
)
"
I"
--=: -
.
'J
~
'-' .
. r<Ot' ~ f''''f'''i' ~<1'1'
ie, i -~ i~ ~"'~ ~
I ;; . " ~
I .tl'~ , t
I I ~ ~
Ii -' I'
t r' ~ft:t r(
rb+r\t.,.~
Ii .
tt
/
/
-~
T~li
, ffJ
I~--
'-. l
'{
*'
o .-
~
1
,
"
~ t I
~ '
~"l
/'l
ih
,I
I
,I
II
.. ~~__-L' _-#
r, ... ~
ij '-.~
~~tt
. -I
.::,.
Ilft ~~ H 1/ .
t,!, ~I I~ 1
hi' ,I tl I'
~1.1 .~ , 1
~i! 'i I
~1~'
-t'
......
E:3
".
z
. f .
I.
i ~l C"',
Z ;...
'"'
cJ
v:
~-~
t39
~ .' .~~; I ~nl
t t I"
.
r 1
4-
€'-
,,\.,~ --
..
:;~1' ~:: ~ ~ :;
"': Il'""~= ~;.;
lj:'ii ...
.
i ~
"'-'
1'" '" 'f"'t"'+' H""t'
~[ 'r ~ ~~ - ,,} ~
I I ~l f:
d l'7 :i/'" I
t 1.:h.-v ~~ ;/ ,
'..,.. .r--- I J
~ L_....
I '; ,
I · .' :'
i _j..l1.. \
~~:i
I
I
..-....... .
~ j,.
TI l!
~.~
~l,
-(.,r
,1/
!'
-
I
~
Ii..,
'~I'li
I 1 ! Ilf
r 'I i'
\ I I
I
~ i__~
II
I II
\
il" ,i l'
,In :i'ri
I" t .
hli '!l)
iJ!l '; :
/f~:.I
'"
._~
Gri Jll__ I, -
~~ I
~ k'
I~ 11'
~ qt
I
i'
". ,
I , ,
it
11
-
.
)1 If
!l ,I
~ ~
1
....... i
" I
" I
I
_ l ~,
"
. 1 ~...J~~
fi~~
~ ~t ~
/ ...
.
!~ ~~LJ II
~'~ J!
2 ,ll CJ
"'" ~BB
J.
v
. .
~ 1
\' I
! ~"'\
-_. >>>>o~~-
'. ~z:~~~
,;I~ ~ l:E CI ....... ,J"
b-" -C'2 ~-
J
~_.
).' i.~ I
,-,
" I I
lr-1-, ];f- ~.
.' I.. ~
: ; f 1
~:U~" '.' IE!
, I. l~"
: : I
I ' ~
I'~- . r <
, .' '. It:. 1 . I~ ~
j bLr~ I'
jjL~ _;-- __J I....... . .k-l
I !. "" ~:.. -;
',....,.. 't>_. . '1!!>
..~
'~ .
.
,____;' ._' _ "'d
<t
-\,
~ ~ I
I
~
I
J
I
JI~
, .
(
1
~ i -tIfJ'-
1
.,
<
.
,
I' ~
, ,
I
" I
'- L I~
~
i r.1
II
~ I!
~
,
I~
"T1 "I
rr-
O}>i
Oz
::0
" .
r .
}>
Z
~
.-
~,
, j-+--
,
J'
"...
(.. i ..~-'
r " I i ~~ I,. !~ ~
rl ~ II!, ~
, ;ltf '~., i.
it ;.' 1 ~ ~ r: I! 1_
~~.,,-, . ,.
....,~.~""
~. ih
W; I>!' 1 !.~:iJ
~ I ----' .'
~.
~
I
)
(
.t'-.,..
f ...
'1 ..
p.~ ru -1
" '{ l!
,.
, "
j /;"0 ,.
-. ~.. I
I
1
~ .:J
;t,
;.-
"i
m
1,-
_.~
,
,
I
I
I.
"
. \1
IF
r:
-4
. I
~i
I
,
,
,..,. !
, I
II
~ ,
~ ,
I ,
'.
1
L-__
-~
;,,_~~-,:
" ll~ i:... _ I
~ .:'.}! 'II t I
1 t'
- '1~
"--10}
,
;ll -"
.. : ---,- ,
:;1 I ('I
"I
.(
;::: :;.1: 1
~ - : 'i.. t I . i- ..
! ; i ~ ~: i i i ;~ ~~
. . ... "'I"
~ ; i: ~ i i ! i:
.... I'..'.
.iH H Ii HI! !i
"'I" '!;::;
. :l.
~ ~ I:
. ,:
; I"
\ P-',.
\~>
..
~
. .
~," -
r " ..~ ,"
'" ~
....
: ~ i 1
..1; :::; ...
- ---..
. ...-....
.. "'C
~1:~~n!l~
..:'l::' r-
'(,!!" I;~
1:;! i;~,
1,'1 i'i';:
I ~ I: Z
I . ; ; .!
~ ! i ; i;::
i I ~ t"'-
: ! i ~
I.. .
.: i'
~ i I i
-; !
iii;.n
! lnHi
.1.1-.
I ~t ;:
iti It
!!! . ~
... I'
;;; I'
i i 1
~ ~ . t
, r ::
! I':
':iHrii~~;'~l!i
~t i -0 ::: -. ; ~ i 'i !: i
.:., I:, ~;; II ''I
'. ~ J. .:: _"_
I'! ;i! f::: :;;,
;ii ~5 ~n~ PH
Ie' I ii ~ J:: : i:!
til,J ~~ ~d: ~~p
eo' ! ~ :i,; . I,
1'1 : . ~! I ':;
~h~i~!! Hi
~tl!nm
~~ in ~ n ~ i i
Ji f!!;!Jn
~ \1111 III
..
;t
L, ,
!;j
;
. ~ii.
;'11
_II i
I,:LI
.' ['
rt.
fl.
~: r
..,e.
i
'~ffi-~.-
, .
!j
I
..' ..' I
iT ."t1 ..
t=r I~ ,
"-l=> I
\
'j I
,I 0
. I ! I , .
ti:_~ n II
I ' ,
I IT II
, ,I
i
I "
l. , ,
- .~~ 1
f !t; 1
I ,
'Il ,
Ol
j;
r
lif...! ~
l-nI;
..."";....1:
...... 'II ..
I'" .
;"1 ;
ft . i
"1
~ If.
r
i ~i ~
rJ:.
c1
~
,
. r I
t
>01
'~e
1 II
I
~ 4/
( "\A!I' I
U /i If I,
1ft,
~i H' I
~ Id 11
II
,
11
g
!f.
a
.~
:J
l'
~"1.
J
f
K-
.
- ~~~~;:
J. ~~=~::;
- -~ ~=-:
:... - -- ..-
. .
~
--.- -
~<iIIIo' i 1'",,".'
, == r
"i ':1' :~
J: It
itz Iii
, 'w
, L_~ 0
I
l~
~
,.,
~
~~~ ' ~~
I' Il~
, .
II I Ii
I'
I
'lit
i~
.~~
i
llM
.b;:J,.o,.j
11
;!l
~
-n
;0
~
'"
If;;
~
i2
l
~ ~B
~
;0
.t:~ ,',~ r
,. ~.
~-1 0,
, -
., OT
,..
I:''' '!
,
, I
,
~1"
1~ I
if:
I
t
i
i~i \
cfi
ell
i
.~)
~l
" i
P
d
J!H
..,- It
I ~,
t' ~
11 i
1 1
1
-- ~-
- \
t \
~
'\ .
1 ,;
,.- ! It
.~ ! '
,
ij \ Ii
~ D
~I D
II
n
~
,~ ]j
ii'
I)
!
I~
I, .
" Ii
-,
I
i1
.~
"
II :
----ff.---~-_____.f
'I !
I'
i
I
~ '.
@
I El
!
. I '\
Ejf I 1~
t i '
:.... I ~
E3
1'1
.~. ~ Ii!
I ~[
, r
1 ! J-J
I'~"t n . , ~
I
,
I
;u .~ ,
I
~, I j 1
it ~ I
I
I
I
. ,
- . !
",
@t. ~, I . i
1 f~ j }! I .
J B! ,t
\ · .1
. l-(l~ 1 . '\
.-+ .. 1 J I I
U
D J!
I ~
I'
"
"---I:
I
!
I ~
I
,
-,
H
->>, '"'t'
..--f- ,~
:-=r
~ r ~t
ii,
~
r -, t
{,-, L_~
I
-l
l~
~i ~
"- I
,': ~
o 0 . l
, I,
ii H l"'l ~...w
~
i
jJ nD
~ UD
i no
l UD
~D
~
~
II
~ ~1._1 "~
, ~ I!ff' ltj
t 1.1t '1
,~\ :1
~
I
II
!~~ m
t;I J1t
,~ ~.
. c ~ ~
~ ,~
.
,
~~: ~
z \.
iX,
>;I,
~
f'\
il . .
, I
;:"l
I'
:1
I
~I
/
53
E9
rl
_,I
"
"
fg~
l'
:rt
II"
lit
I
j
I
I
.~ -
~J[
liff
Hr
.
! ~ ~
! "'\
\1,.
~ ' .
,
*
~
.....
~
\ \
\ \
~ i} a ~
t ~
--- - -
-- -
~-- -
~
,.
t l 1t
~ '-
1= il ·
i ) _ / \
'/1 C\-,
---< I .it
W
~
~~..._.::;:
::E' 0- _~ c;
-- "" - .> .
:r = ~:.
-i- _
;. r:l;':;:: ~
".... -
'-' -
.008 = ..~ all NO.LlI't'
UYUIf NO.Ll:IVlI C
:z:
c:
1 ~-o
, ~j10
) r
~-1I OOZI-~-lI
'tloW
H~
H'I (
I-W 'tj-W
I-W I-W
I-W
I-W
Woo
I-W I-W I-W I-W
Woo Woo
Woo
~
Woo Woo Woo Woo Woo Woo ~
..
~-o 't~-o Woo
,0; ~-
Woo Woo
~-o ...~-o C
, A -8
.
~-o ...~-o ...~-o
Woo Woo Woo
Woo 't~-o
Woo
"- ~ /^-= AY. .1'I.IIION
68/01/1 31';10 !)NI~';13H """"I
NOI~ V~O,
L
9\7-88 dO:) '3 011\71 oL.L 35';1:>
# 1'1311
';10N3!)'i1 ~N3VU~Vd3Q ~NINNYld ONIQ~VN~38 NVS .:JO ^~IO
\.
lIHIl :fua\:llpE:f:fii